MAYFAIR NEIGHBOURHOOD PLAN 2018—2038 2

Foreword

The Mayfair Neighbourhood Plan 2018 to 2038 is now complete; built on the ideas and comments received through many consultation events over the past years, we hope it reflects the collective desires and aspirations of those who live in, work in and visit Mayfair.

The Plan provides an extraordinary opportunity to help shape the future development of Mayfair; it will influence the planning decisions that will be made in the years to come and through that, how the buildings around us, our streetscapes and public spaces will look and work. During this time the impact of Crossrail opening will be felt, new retail formats will likely develop in response to the growth of on-line shopping, business space requirements will be different and the homes we live in will evolve and respond to advances in technology and increased lifespan, while the decline of fossil fuel driven vehicles will continue until they disappear.

In creating the Plan, we didn’t start with a blank sheet of paper; we were required to follow existing planning policy and strategy but generally, this provided a boundary to our ideas, not handcuffs that prevented our influence.

A full copy of the Plan is available on The Forum’s website: www.mayfairforum.org

Jeremy C Bishop Chairman, Steering Group Mayfair Neighbourhood Forum

August 2019 3

directors. The three local ward councillors are invited to creating additional space for pedestrians, attractive, attend steering group meetings as observers. multifunctional, accessible and safe streets, and Executive improved walking routes. 3. WHAT IS THE PLAN? Green Spaces 3.1 The Plan is a planning policy document for the next 5.2 The public green spaces in Mayfair are beautiful, historic Summary twenty years. Its function is to articulate policies with and perform an important recreational and restorative which future development in Mayfair should comply in function for the area. That function, and the use by the order to be granted planning permission. community of those spaces, has come under recent 3.2 A key legal requirement of the Plan is that it is in scrutiny, for example with corporate events being held “general conformity” with the strategic policies within in temporary structures in Berkeley Square. The Forum Westminster’s and the Mayor’s own Plans, and indeed the is therefore proposing policies which: encourage local Government’s national planning policy (as expressed in community use of the spaces; seek the enhancement the NPPF). Whilst there are many strategic policies with of green spaces to encourage their use all year round; 1. INTRODUCTION which we have to engage, therefore, perhaps the most encourage public realm enhancements in the spaces 1.1 This is an exciting moment in Mayfair’s history. For important has been the existing “Central Activities Zone” and highways around green spaces (which are often the first time, the Mayfair community of residents, policies; Mayfair is entirely within the CAZ and plays an confusing and hard to navigate); and impose some businesses and visitors, have articulated how they would important role within it. There is a brief description of restrictions on the holding of corporate events in green like the area to develop in the future. Through five years this and the wider existing policy landscape in the Plan. spaces, including requiring these events to invest back of hard work, including five separate consultations, into the green spaces they have used. each incorporating a number of events, the Mayfair 4. WHAT DOES THE PLAN CONTAIN? Greening Neighbourhood Forum has refined these views into an 4.1 As well as planning policies, the Plan contains supporting 5.3 The previous years have seen a loss of green overall vision, objectives, and policy initiatives. Our text and reasoned justifications. These provide infrastructure (such as trees and planters) in and overall vision is to make Mayfair the most desirable and background to and definition of the words in the policies. around the public realm in Mayfair. Developers will be attractive area of London in which to live, work and to 4.2 The Plan also touches on issues such as neighbourhood encouraged to deliver enhanced greening within their visit. management. These do not have the status of planning developments, or to contribute towards the greening of 1.2 This executive summary sets out at a high level what the policy but are an expression of the community’s views public realm around the development. Plan is, what it contains, and the process undertaken about such matters. to date and ahead of us. For more detail on each point, 4.3 The Plan also contains background about the Forum, and II DIRECTING GROWTH please refer to the Plan itself. the evolution of policy. Growth Areas 5.4 One feature of the existing policy landscape (at 2. WHAT IS THE FORUM? 5. POLICY SUMMARY Westminster and London-wide level) is the need 2.1 The Forum is empowered by the Localism Act 2011 to I PUBLIC REALM to deliver sustainable growth to accommodate the create neighbourhood planning policies to govern how Transforming Public Realm accelerating increase in demand for all forms of use. development is to come forward in the neighbourhood. 5.1 Whilst in places the public realm in Mayfair is excellent, Mayfair is no exception. For instance, Crossrail’s opening The Forum’s constitution was established with the we all know that in others it is poor. We feel it is is expected to have a dramatic increase in the number of approval of Westminster City Council in 2014. The inappropriate for such a celebrated and historic area to people entering Mayfair from Davies Street and Hanover Steering Committee, the main decision-making body of suffer like this. We are therefore requiring developers Square. It is important for the Plan to respond to that the Forum, is balanced between four residential directors, through the planning process to look at improving (and other) change, by positively directing growth where four business directors, and up to four community the quality of Mayfair’s public realm. This includes we as a community feel it is appropriate. 4

5.5 Firstly, therefore the Plan encourages sustainable growth the balance of the mixed area that the whole community Environment and Sustainability in key areas such as in the eastern section of Mayfair, and enjoys. We propose that the Plan should go further than 5.14 Mayfair’s future success requires it to continue to adapt along Oxford Street. For the purposes of this Plan, growth existing Westminster policy, by: protecting residential to a more resource efficient model, whilst retaining the is conceived as including greater intensity of use, greater amenity across Mayfair from the negative impacts of beauty of its built environment. Mayfair deserves policies density and encouragement for mixed uses (residential, new commercial or entertainment uses; recognising that will ensure new development is high environmental commercial and others) to be developed. and encouraging new development to reflect part of and sustainability standards, in terms of air quality, 5.6 Secondly, the Plan encourages two ‘key-note Mayfair’s residential built form and character; protecting waste, climate change adaptability, use of sustainable transformational changes’ to be considered: uses which support the residential communities such as materials, and being zero carbon. (a) Park Lane currently operates as a barrier to Mayfair local convenience shopping; and requiring development residents and workers to Hyde Park. The Plan encourages to adopt more stringent construction management 6. PROCESS pursuit of the opportunity to investigate, define and guidelines. 6.1 In preparing the Plan, the Forum has undertaken deliver the optimum scheme for future works to reduce Commercial engagement and consultations in the summer of four traffic levels and improve the public realm on Park Lane; 5.9 Mayfair has a flourishing business community. This of the past five years. Progress and consultation reports and is particularly evident in central and eastern parts of have been reported to Members and are available to view (b) the delivery during the Plan period of a new retail-led Mayfair, although they are present throughout. The Plan on the Forum’s website. Also available on the website are route along the historic line of the Tyburn river, which in encourages this and seeks to ensure the proportion of all previous iterations of the Plan. places is already functioning well (such as Avery Row) commercial floorspace is protected as part of the balance 6.2 The Plan has been subject to independent examination and in others requires imaginative intervention (such as of uses within Mayfair. and consequently certain changes have been made to Bruton Lane). Cultural and Community Uses incorporate the Examiner’s findings. With that work 5.10 Part of Mayfair’s fascination for residents, businesses and complete, Westminster City Council has accepted visitors is its wealth of cultural and community uses. The the Examiner’s recommendation that the Plan should III ENHANCING EXPERIENCE Plan seeks to go further than existing policy in protecting proceed to referendum. Separate referenda are to be Retail the retention of those uses within Mayfair. held in Mayfair for all eligible businesses and residents 5.7 Mayfair contains some of the most important Shepherd Market to vote on the Plan’s adoption. If and when adopted, retail streets in the Country. The Plan encourages 5.11 Shepherd Market is a unique area within Mayfair. It the Plan becomes part of the planning system, and all enhancement and protection for them, by: resisting deserves its own policies recognising its contribution to planning applications should comply with its policies the loss of retail except in certain circumstances; the area and protecting its special character. to be granted consent. encouraging appropriate growth in retail frontages, Servicing and Deliveries including of local convenience shopping across 5.12 Major new development in Mayfair will have to Mayfair; improving the public realm in key retail areas; demonstrate how servicing and deliveries can be better designating special ‘oasis’ areas in the vicinity of retail achieved to the benefit of neighbouring occupiers. streets to provide rest and respite; encouraging public toilets within large retail stores; seeking high quality shop frontage designs; and protecting craftsmanship where it IV BUILDING ON HERITAGE supports important Mayfair retail functions, such as exist Design in Cork Street and Savile Row. 5.13 The physical beauty of Mayfair lies predominantly in its Residential built form. The Plan seeks to encourage only the highest 5.8 There are important residential communities within quality of design that will respond positively to the Mayfair, whose continued flourishing is vital to retaining character of the area’s existing built form. 5 6

FOREWORD 2 PART III INFRASTRUCTURE, MANAGEMENT, 65 MONITORING AND REVIEW Contents EXECUTIVE SUMMARY 3 6. INFRASTRUCTURE REQUIREMENTS 66 6.1 CIL and s.106 67 PART I BACKGROUND 3 6.2 Neighbourhood Infrastructure Requirements 68 6.3 Neighbourhood management 69 1. INTRODUCTION 9 1.1 The Plan 11 7. MONITORING & REVIEW 70

8. NEXT STEPS 71 PART II PLANNING POLICIES 21

2. TRANSFORMING PUBLIC REALM 22 APPENDICES 72 2.1 Mayfair’s Streets 23 Appendix 1 Glossary 2.2 Green Spaces 25 Appendix 2 References 2.3 Greening 28 Appendix 3 Public Realm Strategy Appendix 4 Public Realm and Heritage Background 3. DIRECTING GROWTH 30 Appendix 5 Green Spaces: History, Laws and 3.1 Growth Areas 31 Background 3.2 Tyburn Opportunity Frontage 33 Appendix 6 Green Spaces Policy Context 3.3 Park Lane 35 Appendix 7 Destination of objectives to policies in this plan 4. ENHANCING EXPERIENCE 38 4.1 Retail 40 4.2 Residential 48 4.3 Commercial 53 4.4 Cultural and Community Uses 54 4.5 Shepherd Market 56 4.6 Servicing & Deliveries 58

5. BUILDING ON HERITAGE 59 5.1 Design 60 5.2 Environment & Sustainability 61 7

TRANSFORMING PUBLIC REALM MRU3 COMPLEMENTARY USES 51 IN MAYFAIR Table of MPR TRANSFORMING MAYFAIR’S 23 MRU4 CONSTRUCTION MANAGEMENT 52 STREETS COMMERCIAL Policies MGS1 MAYFAIR’S GREEN SPACES 26 MC COMMERCIAL GROWTH 53 MGS2 EVENTS IN GREEN SPACES 26 IN MAYFAIR MGI GREEN INFRASTRUCTURE 26 CULTURAL & COMMUNITY DIRECTING GROWTH MSC CULTURAL & COMMUNITY USES 55 MSG SUSTAINABLE GROWTH 32 MTR TYBURN OPPORTUNITY 34 SHEPHERD MARKET FRONTAGE MPL1.1 TRANSFORMING PARK LANE 36 MSM PRESERVING THE SPECIAL 57 MPL1.2 PARK LANE’S CROSSINGS 37 CHARACTER OF SHEPHERD MARKET MPL1.3 PARK LANE’S PUBLIC REALM 37 AND STREET FRONTAGE SERVICING & DELIVERIES

ENHANCING EXPERIENCE MSD SERVICING & DELIVERIES 58

RETAIL BUILDING ON HERITAGE MR1 RETAIL ENCOURAGEMENT 41 AND DIRECTION DESIGN MR2 RETAIL PUBLIC REALM 43 MD DESIGN 60 IMPROVEMENTS MR3 OASIS AREAS 44 ENVIRONMENT & SUSTAINABILITY MR4 PUBLIC CONVENIENCE 44 MR5 SHOPFRONTS 45 MES1 AIR QUALITY 62 MR6 CREATIVE ORIGINALS 46 MES2 WASTE 63 MR7 PUBLIC HOUSES 47 MES3 MATERIALS 64 MES4 CARBON 64 RESIDENTIAL MRU1 RESIDENTIAL AMENITY 49 MRU2 RESIDENTIAL USE 51 IN MAYFAIR 8

DISTRICT NOLLI 10 TYBURN OPPORTUNITY FRONTAGE 33

Table of MAYFAIR NEIGHBOURHOOD FORUM AREA 11 BRUTON LANE 34 Figures POLICY CONSTRAINTS 16 PARK LANE, BEFORE AND AFTER 35 CONSERVATION AREA 17 GROUND FLOOR USE PLAN 39

MOVEMENT – RAIL 18 RETAIL FRONTAGE 42

CROSSRAIL IMPACT 19 OASIS AREAS 44

GREATER LONDON, CAZ, WCC, MAYFAIR 20 UPPER FLOOR RESIDENTIAL USE PLAN 50

GREEN SPACES 25 NOTABLE SOCIAL AND COMMUNITY USES 55

GROWTH AREAS 31 SHEPHERD MARKET 56 9

I Introduction 10 Introduction The Plan The 11

1.1 Introduction The Plan The Plan The

1.1.1 This is the Mayfair Neighbourhood Plan. It applies to the Mayfair Neighbourhood Area. 1.1.2 The Plan sets out the Mayfair Neighbourhood Forum’s vision, objectives and planning policies for Mayfair for the next 20 years. 1.1.3 The Plan is the embodiment of the Forum’s work since its incorporation in 2014. In particular: (a) It articulates a single, long-term vision for Mayfair, and brings together in one voice business, residents, community and other stakeholders in the area. (b) It establishes policies which, when ‘made’, will be used to determine planning decisions within Mayfair. The policies will stand alongside the London Plan, and the City Plan, and carry equal weight. The Plan will form part of the Development Plan for Mayfair. (c) It makes recommendations for long-term infrastructure improvements in Mayfair to which sums of money (payable to Westminster City Council pursuant to the Community Infrastructure Levy Regulations 2010) can be allocated.

1 It will be part of the Development Plan for the area: Planning and Compulsory Purchase Act 2004 Mayfair Neighbourhood Forum Area s.38(2). 12 Introduction

1.1.4 The Plan has been drafted to comply with international and domestic legislation, with national policy and guidance, and in general conformity with regional and local planning policy, as well as Government guidance in the National Planning Policy Framework. In particular, the plan advocates and demands ‘Sustainable 2 Development’ in Mayfair, in all its manifestations. Plan The 1.1.5 The history of the Forum, leading to the making of the Plan, is set out within the Consultation Document, which accompanies the final draft of the Plan. This also sets out, in tabular form, the consultation process, and the various documents which the Plan has considered and applied. Included at Appendix 7 is a table identifying how the Forum’s Objectives have been turned into policies within the Plan.

1.1.6 The Plan is structured in three parts:

Part I The Forum’s vision for Mayfair, and the current and emerging policy context.

Part II Planning Policies for Mayfair, grouped into four topics: (a) Transforming Public Realm (b) Directing Growth (c) Enhancing Experience (d) Building on Heritage

Part III Identification of infrastructure requirements, priorities, non-planning policy aspirations, and monitoring.

1.1.7 The dark text on the lightly shaded background contained within the bold lines, sets out the policy itself. The accompanying text explains and justifies the policy in more detail.”

2 See para 14 of the National Planning Policy Framework. 13

1.2 Introduction Our Vision Our Vision Our

Mayfair Today 1.2.1 London is “the greatest city on earth”.3 It is “dynamic, ever changing… It has led in industrial and scientific innovation, while also enjoying a globally-recognised heritage. Wealth and poverty, old and new, city and suburban rub shoulders.”4 1.2.2 Westminster is “at the heart of London” and “one of the most recognised, celebrated and exciting places in the world.” It is the seat of government and the Monarchy, thriving business clusters, a focus for culture and entertainment, a centre of learning and research and a hub for commerce and retailing. It is home to many government departments, law courts, places of worship of international importance, embassies and diplomatic institutions and other functions of the state. This activity is centred on the West End, a major national and international asset.6 1.2.3 Mayfair is the jewel set within Westminster’s crown. Within its one square mile7, all of these wonders are embodied.

3 ‘2020 Vision: The Greatest City on Earth. Ambitions for London’, by Mayor of London, GLA (June 2013). ⁴ LP paragraph 1.2. ⁵ CP paragraph 2.1. ⁶ Ibid ⁷Contrast, for instance, the one square mile of the City, and its entirely different character and built form. 14

1.2.4 There is a rich architectural heritage, including some areas, to intensify and increase activity. It is a place Introduction of the Nation’s most important buildings. Quiet and subject to huge change during the course of every day. As beautiful residential streets run into internationally Westminster City Council (WCC) describe (in relation acclaimed shopping frontages. The area’s thriving to the whole of Westminster), the residential population business population has long associations with the of 230,000 swells to over 1 million every day, due to the area. There are famous arts and antiques associations; influx of workers, visitors and tourists. This pressure is it contains the location synonymous with bespoke intense, at times overwhelming, and is central to both tailoring – Savile Row; acclaimed restaurants and clubs; the city’s character and many of its challenges. This level some of the country’s finest hotels; and picturesque of movement and activity means that Westminster’s historic squares, a refuge from the bustle of London’s more tranquil places; its parks, squares and residential 8 West End. The advent of Crossrail will inject yet more enclaves are particularly valued. It also means that the Vision Our life and activity from international hubs into the area. residential environment offered is very different from 1.2.5 The historic Tyburn river still flows underground, a that found in most other parts of London, with housing geological feature which has both partially caused the and commercial activity in very close proximity. 10 fascinating intersections in the streetscape, and also to 1.2.11 Crossrail’s opening, at an early point in the Plan period some degree determined the boundaries of the historic is expected to increase the number of passengers using estates and ownership within Mayfair. Bond Street station on a daily basis to over 220,000.11 1.2.6 Whilst there is a predominantly commercial feel to The success of the Crown Estate’s regeneration work Mayfair9, the human scale within the area has largely on Regent Street, and Grosvenor’s on Mount Street, survived. point to an exciting future for internationally renowned 1.2.7 At the boundaries of the area, there are the grand retail brands to flourish12, and there will be an increasing streetscapes of Park Lane, Oxford Street, Regent Street number of businesses headquartering their offices in the and Piccadilly with their larger and more imposing area. Equally, many areas of Mayfair, such as its green frontages and, particularly in respect of Regent Street and spaces and quieter residential neighbourhoods, are Piccadilly, clusters of significant listed buildings. These more focused on enhancing what is there, rather than frontages in turn face onto the great parks – Hyde Park encouraging further rapid change. and Green Park, major green lungs for London as a whole. 1.2.12 Mayfair has a diverse mix of residents, including the Whilst not a part of the area, these internationally famous very young, very old and the disabled. The housing parks form a significant neighbouring influence on the stock ranges from affordable and social housing way people move and go about their business in Mayfair. through to high-end residences of international 1.2.8 Within Mayfair, on an entirely different scale, are attraction. Whilst Mayfair’s cultural, leisure and historic mews streets, where stabling and coach houses commercial offerings are an evident attraction to its to support grand mansions have been transformed into residents, the area must provide a peaceful, safe and peaceful residential and business locations. accessible environment for all. 1.2.9 Mayfair truly is a wonderful, exciting place to live, 1.2.13 The neighbourhood’s response to this challenge is work, and to visit. contained in this Plan. 1.2.10 Mayfair is also a place full of challenge and opportunity. There are strong and compelling reasons both to preserve and enhance what is here, and also, in certain

⁸ Whilst Crossrail has recently been renamed the Elizabeth Line (as announced by Boris Johnson during HM The Queen’s visit to the Bond Street Crossrail station on 23 February 2016), all references to it in adopted and emerging policy currently refer to it as Crossrail. References in the Plan have therefore stayed with the existing policy wording where appropriate. ⁹ WCC Conservation Area Character Appraisal. 10 CP para 2.2. 11 http://www.crossrail.co.uk/route/property-developments-and-urban-realm/property-developments/bond-street. 12 For instance, an increasing number are headquartering their operations in the area. 15

Our Vision 1.2.17 The Plan delivers on this vision and core values. There Introduction 1.2.14 As a mixed business and residential forum, our task are detailed policies addressing: has been to balance and respond to these challenges (a) Design and improvements to the public realm, which will and opportunities in a way which respects and honours enhance Mayfair’s town and streetscapes and improve the voices and demands of this prestigious area for the the pedestrian and cyclist experience. long term. (b) The protection and enhancement of green spaces and green infrastructure. 1.2.15 Our vision13, therefore, is to: (c) Improvement of air quality within Mayfair. Make Mayfair the most desirable and attractive (d) Current infrastructure shortcomings and aspirational area of London in which to live, work, and visit. future project ideas in view of the pressure for growth in

Mayfair. Vision Our 1.2.16 We have defined certain core values14, which together (e) The enhancement of retail in the way it provides for local form part of the overarching vision and objectives for and international customers. Mayfair: (f) The preservation of uses within certain buildings, which perform important community functions. A treat for the eyes (g) The appropriate design of retail and commercial Our streetscapes are assets which embrace Mayfair’s buildings in their local setting within Mayfair and which, heritage and are designed and maintained to the highest where possible, promote a reduction in crime, nuisance standard for all to enjoy. and anti-social behaviour. 1.2.20 Mayfair should not be viewed in isolation. Beyond the 1.2.18 The Plan aims to build on the policies contained within area’s dynamic edges – which this Plan is seeking to Where everything works both the London Plan and the City Plan by providing enhance – Mayfair is shaped and impacted by matters of Continual improvement to infrastructure will ensure neighbourhood-level planning policy where it has been wider application. For instance, air quality and transport that it meets the needs of both businesses and residents. found appropriate. There are a number of instances issues experienced within Mayfair are created on a where adequate protection is considered to be afforded by Central London-wide basis, and will not be resolved Everything you need the London Plan and City Plan already and these have not solely by action within Mayfair. There are a number Planning and licensing decisions are made to ensure been repeated within the Plan. of emerging neighbourhood plans which either border Mayfair remains attractive to residents, visitors and 1.2.19 One of the tools the Forum has adopted to assist the Mayfair, or are close to it – for instance, Soho, St James’s, businesses. evolution of the Plan has been to approach Mayfair on a Knightsbridge, Belgravia, Victoria, Marylebone, and spatial basis. The area has a rich diversity of character Fitzrovia West. A number of the challenges faced by A delight to move around and built form which we recognise could not be honoured Mayfair, which this Plan seeks to address, are common The needs of pedestrians and cyclists come before those through planning policy on an area-wide basis. This led to the other neighbouring forums. The Plan is alive to of motorists. us to map character sub-areas within Mayfair, as follows: this. We have met with neighbouring forums and WCC, Park Lane, West Mayfair, Central Mayfair, East Mayfair, so that, where strategically necessary and agreed, policy Safe and Clean Shepherd Market, and Squares and Public Gardens. We approaches are harmonised. In certain instances, policies Crime, nuisance and pollution of all types are deterred found even this more fine-grained approach, however, in the Plan can in future be taken forward jointly with and limited by all permitted means. not to be without its problems. Part of the richness in other forums and local stakeholders. the diversity in Mayfair is that the changes in character 1.2.21 The Plan also includes desired neighbourhood are not along clear or particularly definable lines. The management issues for the Forum to address alongside character areas are therefore limited in their usage. public partners, which are set out in Part III of the Plan.

13 See 2016 Consultation Report, page 5. 14 See 2016 Consultation Report, page 5. 16 Introduction Our Vision Our

Policy Constraints 17 Chapter name Chapter Our Vision Our

Conservation Area 18 Chapter name Chapter Our Vision Our

Movement – Rail 19 Chapter name Chapter Our Vision Our

Crossrail Impact 20

1.3 Introduction Current & Emerging Policy Framework Current & Emerging Policy Framework Policy & Emerging Current

1.3.1 There is already extensive development plan policy sets out a framework for the development and use of land in a balanced fashion; policies relating to design and applicable to Mayfair. in London. The Plan describes London as a City which has heritage protection; and open space. 21 1.3.2 The Plan must be in general conformity with the Statutory experienced “constant change” in its 2000-year history.20 Development Plan,15 and its policies should reflect and 1.3.5 Of particular relevance to Mayfair, the London Plan sets Emerging Policy support the existing framework.16 It is not the purpose of out policies addressing housing, waste, strategic views, the 1.3.8 A draft new London Plan was published by the Mayor for the Plan to repeat what already exists in policy terms. The Central Activities Zone, the retail hierarchy, the West End consultation in December 2017. The consultation period policies should be distinct to reflect and respond to the Special Retail Policy Area, pedestrian priority, residential ended on Friday 2 March 2018. Greater London Authority unique characteristics and planning context of Mayfair,17 and office protections, air quality, and transport officers are currently registering all representations and plan positively to support the wider public aspirations.18 enhancements. received and preparing a report which will summarise 1.3.3 The Statutory Development Plan currently comprises: the main issues. The draft new plan is a material (a) The London Plan 2016, and Westminster City Plan consideration in planning decisions, but is not yet part of (b) Westminster’s City Plan 2016. (Incorporating saved 1.3.6 Westminster’s City Plan contains WCC’s local planning the Statutory Development Plan. policies from the Westminster Unitary Development Plan strategy. It sets out the vision for the City of Westminster 1.3.9 A draft new Westminster City Plan was published by the 2007). up to and beyond 2026/2027, and puts in place a policy Council for consultation on 12 November 2018, which framework to deliver that vision. It contains the strategic consultation will end on 21 December 2018. At present the The London Plan policies for the borough which govern the way planning draft new City Plan is a material consideration in planning 1.3.4 The London Plan is the Mayor of London’s spatial decisions are made within it. decisions, but has comparatively little weight given the planning policy for London. It provides an integrated 1.3.7 Of particular relevance to Mayfair, Westminster’s City early stage in the process it has reached. That weight will economic, environmental, transport and social framework Plan sets out policies such as the CAZ, and the Core increase as it proceeds through the statutory stages to for the development of London over the next 20 to 25 CAZ (within which Mayfair entirely falls); the West End adoption. It will have an important impact on Mayfair years.19 Amongst other priorities of focus, the London Plan Special Retail Policy Area; the Savile Row Special Policy during the lifetime of this Plan. addresses transport, economic development, housing, Area; the Mayfair Special Policy Area; mixed-use policies culture, and a range of social and environmental issues. It ensuring office and residential floorspace comes forward

15 TCPA 1990, Schedule 4B, Paragraph 8(2)(e). 16 NPPF 184. 17 PPG “Neighbourhood Planning” Paragraph 041. 18 NPPF 184. 19 The London Plan is currently being revised and a new document is expected to be adopted in 2019. 20 London Plan, paragraph 1.2. 21 Further detail and analysis of this existing policy framework as it pertains to Mayfair is at Appendices 5 and 6. 22 Contained within 19 “Booklets”. 21

II Planning Policies 2 Transforming 22 Public Realm Planning Policies Planning 23

MPR: Transforming Mayfair’s Streets

MPR1 Applications for major new developments should cleaner and safer routes to destinations in Policies Planning demonstrate how they contribute to improving, or at accordance with the Legible London standard. 2.1 least maintaining, the quality of the public realm within • Improve pedestrian experience on the most the vicinity of the proposed development through, congested pavements, such as: where relevant, appropriate and subject to local site – Oxford Street from Marble Arch to Mayfair’s conditions, the following key principles: Oxford Circus but especially around (a) Creating Additional Space for pedestrians Bond Street station • Widening footways where feasible – Bond Street • Open up new routes and spaces for pedestrians. – Park Lane (East side) Streets (b) Creating Attractive Streetscapes – Piccadilly (North side) and Stratton

• Well-designed waste facilities that serve the needs Street, especially around Green Park Streets Mayfair’s of visitors and occupiers. station Introduction • Design of utility accesses. – Regent Street East footway (between 2.1.1 The success of Mayfair’s public realm is critical • Integration of telecoms cabinets into existing Great Marlborough Street and to the transformation of what is already a buildings or underground and common ducts and Glasshouse Street) wonderful place, into the most desirable and conduits that will minimise future disruption – Princes Street and Hanover Square attractive place in the world to live, work, caused by the need for new services provision. – Glasshouse/Sherwood/Air/Brewer and visit. • Greening (see Chapter 2.3). Street 2.1.2 There is a clear need for comprehensive public • All developments to have off-street refuse facilities. – Vigo Street realm enhancements across Mayfair. that seek to maximise recycling. • Public art as part of a coherent public art policy, MPR2 If not making physical improvements in compliance whether transient or permanent. with MPR1 above, all proposed developments, • Pocket parks22 and play areas. other than householder applications, should, (c) Creating Multifunctional Streetscapes where directly related to the impact and delivery • Dual/triple use of kerbside space, where of that development, make financial contributions appropriate, at different times to suit varying through s.106 obligations to fund the delivery of pedestrian, loading, waiting and parking needs. high quality streets and spaces in the vicinity of the • Full or occasional pedestrianisation and occasional development. regular closures of principal retail streets at weekends may be supported if it does not adversely affect residents or businesses. • Where possible and to match use and need, prioritise highway space for pedestrians over cyclists, and cyclists over motorists. • Provision of Oasis Areas (see Policy MR4). (d) Creating Accessible and Safe Streetscapes • Provision should be made for those with disabilities, including through the use of dropped kerbs, raised crossings and junctions, and tactile paving where

22 Pocket parks are small areas of inviting public space for all people to enjoy, providing appropriate. relief from the hustle and bustle of the city and are part of the Mayor’s London’s Great (e) Improved Walking Infrastructure Outdoors: https://www.london.gov.uk/what-we-do/environment/parks-green-space- and-biodiversity/pocket-parks-project • Enhance legible wayfinding that encourages quieter, 24 Planning Policies Planning Mayfair’s Streets Mayfair’s

Reasoned Justification pedestrian routes. enhancing pedestrian and cyclist accessibility to 2.1.4 This Policy contains a set of high-level principles which (b) The enjoyment of Mayfair’s squares will be Hyde Park, is a long-term ambition for enhancement we expect developers to demonstrate consistency with, significantly enhanced by easing the access to them, of the public realm in Mayfair. together with the Public Realm Strategy set out at and the space around them. 2.1.7 MPR2 requires certain development in certain Appendix 3. (c) The provision of identified oasis areas close to the circumstances to contribute to these ends. Such 2.1.5 Further detail on current and emerging public realm international shopping streets will enhance the contributions will only be sought where to do so complies policy and on the large number of existing and emerging shopping experience and thereby improve the streets with the requirements of national policy and regulation. 25 private and public schemes being delivered within themselves. 2.1.8 In addition to the public realm policy above, the Forum has Mayfair can be found at Appendix 4. Of most recent (d) An increasing number of pedestrians, poor air an aspiration to see a Mayfair-wide Public Art strategy be note, the Mayor’s “Healthy Streets for London” vision quality and traffic noise nuisance, all mean that, brought forward in the future, to secure a cohesive strategy document23 sets out ten “Healthy Streets Indicators”, for the good of Mayfair, levels of motorised traffic for the provision of additional Public Art, which would which this Plan endorses and applies to Mayfair. need to be reduced. There is perhaps an opportunity complement the public realm offering within the area. 2.1.6 All of the issues identified within this Plan present for an electric bus route to cross Mayfair, which is 2.1.9 Pedestrianisation is seen as a positive everyday feature of opportunities to transform the area. For instance: otherwise relatively poorly provided for. the Mayfair streetscape. Whilst some in the community (a) Crossrail’s opening means that areas around the two (e) The attractive appearance of Mayfair streets can express concern about the proliferation of “ad hoc” events, new stations at Davies Street and Hanover Square be undermined by litter, rubbish bags, and other there is a feeling that with appropriate management and present significant public realm opportunities to street issues. Whilst these are principally the subject signage, this issue can be mitigated so that the positivity of introduce people into the area. Schemes will need of comments and direction provided in the non- pedestrianisation can be felt by all. to deliver wider strategies to cope with the influx of planning policy Part III of this Plan, the reduction of 2.1.10. The Team would like to think and work further with people and not simply rely on pavement widening this is encouraged within policy MSD. public stakeholders such as TfL and WCC to improve the outside stations, such as improving the legibility (f) Transformative rethinking of Park Lane with the dual entrances into and exits out of Mayfair, to improve ease and connectivity of East-West and North-South aim of opening up the eastern side, and significantly and legibility of wayfinding.

23 GLA/TfL, February 2017. 25 NPPF 204; CIL Regs 122. 25

2.2 Policies Planning Green Spaces Green Spaces

Introduction 2.2.1 Mayfair contains several green spaces of great importance to the area and the city as a whole: Grosvenor Square, Berkeley Square, Mount Street Gardens, and Hanover Square. There are also new and emerging exciting areas of public realm, such as Brown Hart Gardens. Mayfair also contains several important private gardens that contribute to the public sense of space and tranquillity by breaking up the built environment. 2.2.2 Mayfair’s squares are some of the earliest and historically most important garden squares in the country. They largely define and determine the street plan, which radiates from Grosvenor Square, Hanover Square, and Berkeley Square. Whilst the size of the squares remains largely unchanged from their original layout, the planting, design and usage has changed very significantly. 26

MGS1: Mayfair’s Green Spaces MGS2: Events in Green Spaces

MGS1.1 Grosvenor Square, Berkeley Square, Hanover Square MGS3 Proposals for events in Mayfair’s green spaces will and Mount Street Gardens are public green spaces. only be permitted if the events:

MGS1.2 In public green spaces, Local Community Use is (a) Demonstrate in advance and ensure that: Policies Planning encouraged and will in principle be promoted by (i) there is no significant adverse impact on local the Forum. amenity in terms of noise, pollution, visual MGS1.3 Proposals which enhance Mayfair’s public amenity, parking, and accessibility to the green spaces as places of recreation for all users green space, throughout the year, by the improvement of (ii) the buildings or structures to accommodate landscaping and public realm, will be supported. the events adopt high quality design (including MGS1.4 Enhancements to the public realm around considering visual amenity) that can be Mayfair’s green spaces, where those expected for such temporary structures, enhancements result in improved accessibility (iii) the cumulative total of days during which

and usability of the green spaces, will be more than 40% of the green space in Green Spaces supported. Where relevant, developments should question is inaccessible to the public due 2.2.3 The green spaces of Mayfair are one of its richest assets, demonstrate how the proposed enhancements to the construction, occupancy, and then cherished by residents, workers and visitors alike. These contribute to a coherent strategy to improve dismantling of the structures in question, spaces perform several interrelated important functions. accessibility to the green space in question. are both kept to the shortest length of time They are places for the local resident and working MGS1.5 Proposals for development that fronts onto reasonably necessary, and also do not exceed communities to rest and to reflect. They are places for Mayfair’s green spaces will pay special attention 40 days in any calendar year. nature to flourish. They introduce an atmosphere of and regard to the preservation and enhancement (b) Remediate the green spaces as part of the tranquillity into areas of bustling importance. They of the green space in question and its character dismantling of the structures, so that all damage afford opportunities for communities to hold events (during the construction phase, in terms of to any aspect of the green space is repaired as soon for the benefit of Mayfair. They themselves contain physical enhancement to the green space, and in as reasonably practicable, and the green space is listed buildings, sculptures and fountains. They provide terms of the design and scale of the development), otherwise in the condition pertaining immediately opportunities for sporadic public art. They still perform and will be supported where enhancement is prior to the event taking place or enhanced. the purpose the original architects intended when laying achieved. Mayfair out; and they allow contemporary use to flourish. 2.2.4 Some of the Squares are used for private events. Through consultation, it is clear there is support for these events; but that support is clearly dependent on strict management and greater control to ensure that the events are not to the detriment of the quality of the space and public enjoyment of it. 2.2.5 There is plain and decisive protection for these green spaces, and their use, in both statute and in policy. Further background detail on the law and policy as it applies to these areas is contained at Appendices 5 and 6. Despite this protection, the Forum is clear that these green spaces could be greatly improved and enhanced, and that there is a need for greater control of uses, which interrupt the public’s enjoyment. 27

the ability to cross-subsidise improved refurbishments Policies Planning and ongoing maintenance of the squares. The extended consultation was itself not clear beyond doubt about how a restriction as to time in the year might occur. The Forum, fully taking into account the results of the two consultation periods, are therefore proposing that it will continue to review the impact of such events on the local community and businesses, and maintain liaison with WCC to safeguard against future detrimental effects. 2.2.9 Applicants and operators of any events are required to

demonstrate that there is no harm, or that any harm Green Spaces has been successfully mitigated, in terms of local visual amenity, noise, disturbance disruption and damage to the Square caused by the event; dates for the events are controlled so as to have the least impact on local use; and that the events ‘pay their way’ by remediating fully and immediately any damage caused, and cross-subsidising improvements. 2.2.10 Part of what makes the squares special places of rest and respite are its physical neighbours and the built environment they create. Development which faces squares should be required to demonstrate how that ‘design neighbourliness’ has been addressed, and issues such as overbearing, overlooking, or architecture other than of the highest quality (in accordance with Policy Reasoned Justification third-party funding proposals that meet the Forum’s MGS1), have been avoided altogether. 2.2.6 Where local people or groups representing any of the objectives. resident, working and visiting constituencies wish to use 2.2.8 Having regard to the existing legal and policy framework space within the squares for an event for the benefit of attaching to the squares within Mayfair (see Appendix those people and/or groups, the Forum will look to assist 5 and 6), there are compelling reasons for the Forum to such an approach where possible, through the provision monitor any private events, or events held for private of advice, and through making representations to WCC. commercial purposes, or events held which generate The Forum may also in the future wish to promote its funds which are spent elsewhere and do not get invested own such events. There is a desire to avoid any more back into the Square in question. However, through protests or marches to be allowed onto squares. discussion with WCC, and an extended consultation 2.2.7 The existing condition of the Squares is generally poor period addressing this proposed policy, the Forum (see Appendix 5). They have lacked investment. WCC recognises that there may be mutual benefit for the proposals to enhance the interior of the Squares for the Forum’s purposes through not disagreeing to some purpose of local amenity will be supported, as will limited events to be held. Principally, this arises through 28

2.3 Policies Planning Greening

Introduction

2.3.1 Alongside the importance of the Squares, urban greening Greening opportunities should be sought to complement and enhance the existing green infrastructure. 2.3.2 Urban greening should seek to promote and increase planting and soft landscaping within Mayfair to the improvement of the urban environment and for the benefit of both residents, workers and visitors. Greening must provide multifunctional use and should seek to increase resilience through improved air quality, microclimate, ecological biodiversity and water management. 2.3.3 There is clear policy support for green infrastructure and the contribution that urban greening can make is widely acknowledged. However, protection of existing biodiversity is currently limited only to those areas within Westminster which are designated as Areas of Wildlife Deficiency. 2.3.4 Trees form a crucial part of the green infrastructure within Mayfair, which benefits from a number of large and mature trees, most notably located within the Squares and the Metropolitan Open Land forming the central reservation to Park Lane. Whilst all trees in Mayfair are protected trees,25and they are the subject of local guidance on their protection and enhancement, the Forum would like to see this protection enhanced, together with more effective management strategies for the ongoing maintenance of Mayfair’s historic trees. 2.3.5 The Forum believes that development across Mayfair should contribute to biodiversity and proposals should seek to demonstrate how urban greening has been incorporated into any new development.

25 Within the meaning of the 1990 Act – by virtue of the land being inside the Mayfair Conservation Area (s.211(2)), unless: a) individually the subject of their own Tree Preservation Order; or b) being on a street which falls outside the Mayfair or Regent Street Conservation Area. 29

MGI: Green Infrastructure

MGI1 Development proposals in Mayfair Policies Planning should enhance and or protect existing green infrastructure and shall take such opportunities as are reasonably available to it to deliver new green infrastructure. Opportunities to incorporate green infrastructure on hoardings during construction of major developments will be encouraged.

MGI2 Development proposals which will deliver Greening new urban green infrastructure will be required to: (a) demonstrate how the provision of any green infrastructure has maximised its biodiversity and ability to adapt to climate change; and (b) include a management plan demonstrating the sustainability (in terms of resilience and long- term value) of the green infrastructure.

Reasoned Justification 2.3.9 New urban green infrastructure may take the form 2.3.6 The green spaces within Mayfair are well-established of any of the following: and these spaces are well protected and their – Green roofs enhancement is encouraged, as detailed in section 2.2 – Street planting/planters above. There is, however, currently limited urban green – Hanging baskets/window boxes infrastructure across Mayfair. Where there is, this is – Urban beehives either provided as a one-off (e.g. hanging baskets on – Street trees Davies Street) or are proposals being implemented by – Rain gardens private businesses and landowners. – Living walls 2.3.7 The Forum wishes to secure a Mayfair-wide approach – Green structures (such as bus shelters/ to the provision of urban green infrastructure. cycle stands as opportunities for green planting) 2.3.8 The provision of new urban green infrastructure is 2.3.10 Planting should be project-specific, with species encouraged within both new developments and as selection according to the site conditions and should standalone initiatives, where possible, and seeks to aim to provide maximum biodiversity, aesthetic value support initiatives to improve and enhance the provision and health benefits. Where possible, the Forum of urban green infrastructure, such as those being encourages urban greening to follow the Wild West promoted and brought forward by The Wild West End. End’s green space features and functions matrix26.

26 www.wildwestend.london/vision 3 Directing 30 Growth Planning Policies Planning 31

3.1 Policies Planning Growth Areas Growth Areas Growth Introduction 3.1.1 In Mayfair, as in the rest of London, “the only prudent course is to plan for growth.”27 London’s population is growing possibly at the rate of 117,000 per annum.28 Employment growth in Westminster is likely to reach 14.3% between 2011-2036.29 Retail growth in the WESRPA is estimated at 210,000sqm between 2006 and 2026.30 It is right that growth should be supported and managed across all parts of London.31 3.1.2 WCC’s spatial vision seeks to accommodate growth and change within other key values, such as valuing unique heritage, ensuring economic success, providing opportunities and a high quality of life for all of its communities and a high quality environment for residents, workers and visitors alike.32 The area “must also be allowed to evolve, to remain vibrant and at the forefront of British culture and businesses.”33 3.1.3 The challenge for Mayfair is to deliver sustainable mixed-use growth;34: locating growth in sustainable locations; ensuring growth happens in such a way that it enhances the quality of life for residents, workers, and visitors; highlighting key Mayfair uses, and supporting greater growth for those. Of course, such growth is already supported anywhere within Mayfair by virtue of the London and City Plan CAZ designations;35; our aim in the Plan is to direct where that growth is most appropriate and better reflects and responds to local character and dynamics.

27 LP para 1.47. 28 LP para 1.10B. 29 LP table 1.1 p.20. 30 CP para 2.38. 31 LP policy 1.1B. 32 CP p.19. Growth Areas Map 33 CP p.61. 34 NPPF 6, 14, and 17 third bullet. 35 LP policy 2.10, 2.11, 2.12, CP policy S6 first bullet. 32

MSG: Sustainable Growth

MSG1 Growth is encouraged within Mayfair Reasoned Justification Policies Planning which shall for the purpose of this policy be Around transport hubs Retail Growth construed (where appropriate) as including 3.1.4 Sustainable development involves locating new 3.1.8 East Mayfair, and in particular the northern part of it, is increased density, intensity of use, efficient development in locations where the need to travel a key location for further retail growth, and supporting use of existing floorspace, amount of mixed is minimised, giving priority to pedestrian and cycle mixed-use development. Located on both east and west use floorspace, numbers of units (where movements, and in locations where there is access to sides of the apex of Oxford Street and Regent Street, and subdivision is appropriate), and activity high-quality transport facilities.36 The tenor of emerging within easy walking distance of the new Crossrail Bond (by providing restaurants, cafés, galleries, policy is to direct even greater density to transport hubs, Street exit, at Davies Street and Hanover Square, it is a shops, and other uses which animate the as that is the most sustainable location for it.37 sustainable location to drive growth in density and streetscene for the public). Mixed use will 3.1.5 The key transport hubs of Mayfair are Marble Arch, mixed-use activity.

generally include residential and commercial Green Park, Bond Street, Oxford Circus and Piccadilly 3.1.9 Parts of this area are also being promoted as an “arts Areas Growth floorspace. Circus underground stations. Of these, Marble Arch quarter” to support specialist craft and tailoring areas, and Bond Street are already the subject of proposals for following the designation of the Savile Row and Mayfair MSG2 Growth is particularly encouraged within the new and more intensive forms of development38. There Special Policy Areas. This work is being taken forward, in following six areas, identified as follows on the are currently no proposals to upgrade either Piccadilly particular, by the East Mayfair Project Board39. Growth Area Map: Circus or Green Park tube stations further, and it is 3.1.10 Responding to the importance of Oxford Street to the (a) Retail (and related or complementary uses) already both unsustainably overcrowded during peak national economy, the Plan supports the West End – including the whole of Oxford Street, Bond times in the immediate surroundings, and built form in Partnership’s proposals for greater density along Oxford Street and Regent Street and Piccadilly. the vicinity is dense. Street, and enhancement of public uses in the area (b) Park Lane (see chapter 3.3 for more detail) 3.1.6 Bond Street station, with the introduction of Crossrail immediately south of it. Such growth will support Oxford (c) Tyburn Opportunity Frontage (see Policy exits on Davies Street and Hanover Square, will have Street’s improvement in response to the transformation MTR for more detail) significant and high quality new transport infrastructure of Regent Street. (d) Transport related growth, in particular: available in the early part of the Plan period. This is likely Crossrail and the Davies St and Hanover to act as a catalyst for intensification and development Residential Growth Square area in the area. Where such opportunities exist, they should 3.1.11 The need for housing in London is a matter of paramount (e) Central and East Mayfair for commercial respond positively to the policies within this Plan. importance.40 Whilst central and local governments growth; and 3.1.7 Greater density of development and greater activity are already driving policy to deliver residential growth, (f) West and Central Mayfair for mixed use and at street level on pedestrian routes around the station the Plan is clear that we support residential growth in residential growth. exits (for instance, the northern part of Davies St) is Mayfair, as part of mixed-use developments, particularly therefore sustainable, and essential in response to the in sustainable locations. MSG3 Development proposals seeking to rely on this influx of pedestrians. The West One Shopping Centre policy, will also be required to demonstrate is a particular example both of where a better retail compliance with all other policies in this Plan, and mixed-use offering could be delivered with greater such as MRU, MCM, MGS and MD. density, and also an opportunity to respond positively to other policies in this Plan, such as design.

36 NPPF 34-35. 37 DCLG: ‘Consultation on proposed changes to national planning policy’, pp.9-10. 38 See WCC planning permissions 14/11220/FULL and 16/01554/FULL. 39 This is a board that has been set up to lead and guide the implementation of the public realm improvements between the Royal Academy and Hanover Square. 40 See for instance most recently, the Government’s White Paper: “Fixing Our Broken Housing Market” (DCLG February 2017). 33

3.2 Policies Planning Tyburn Opportunity Frontage Frontage Retail Tyburn

Introduction 3.2.1 Whilst the City Plan considers that typical “Town Centre” models are irrelevant within Mayfair and retail should be encouraged anywhere,41 smaller areas, such as South Molton Street, East Brook Street and Avery Row, are retail destinations in their own right. Additionally, Shepherd Market and South Audley Street/Mount Street are identified within the City Plan as “other shopping frontages” – distinct shopping areas which contribute to Westminster’s unique and varied world-class retail offer. The Forum considers that there are additional areas within Mayfair which could also seek to perform this function within Mayfair, as well as the Core CAZ.

41 CP policy S6. 34

MTR: Tyburn Opportunity Frontage

MTR1 Retail and complementary mixed uses will be shall seek to improve the interface between the

3.2.2 The Tyburn is an ancient underground river that runs encouraged within the Tyburn Opportunity public realm and servicing areas, as appropriate. Policies Planning through Mayfair, originally starting at South Hampstead Frontage. and meeting the River Thames by Whitehall Stairs. MTR2 Proposals to enhance the public realm along the Within Mayfair, the Tyburn runs underneath South alignment of the Tyburn Opportunity Frontage Molton Street, Avery Row, Bourdon Street, Bruton Lane, Lansdowne Row, the top of Curzon Street, and Half Moon Street. This river is a historic feature of Mayfair, forming part of an archaeological priority area, which has had an impact on the streetscape of the area. The Reasoned Justification around. The proposed route also contains streets which, existing organic street pattern along South Molton 3.2.5 As well as supporting, endorsing, and enhancing the at present, are under-utilised, comprise unattractive

Street and further to the south reflects the form of the encouragement afforded by local and regional policy, backs of buildings which could be brought to life by Frontage Retail Tyburn Tyburn’s former riverbanks. There is an opportunity here the Forum is identifying42 a new retail and mixed encouraging retail-led development with a unified to reanimate this route by promoting a new mixed-use use frontage for future growth and enhancement route, with a mix of complementary uses. Bruton Lane retail-led frontage along it. Improvements along the to accommodate the likely growth of retail in the is most obvious in this category, and, as well as being route of the Tyburn could be facilitated and contribute to plan period. an opportunity for new shops to open up, this might the diverse retail and mixed use of offerings in Mayfair, 3.2.6 The proposed route has been mapped on the be a suitable location for shop stalls and a farmer’s helping meet demand for such uses and associated retail frontages map. The Plan seeks to transform market. Curzon Street has some activity, which could improvements to the quality of public space. what in parts are back streets into a cohesive new be enhanced in the long-term by positive policies to 3.2.3 The Forum wish to see the historic route of the Tyburn retail linkage running through Mayfair: a retail encourage retail in this alignment taking people from river rediscovered and celebrated. A public realm and supporting mixed use-lined pedestrianised the new Bond Street West Crossrail Station south scheme should reinterpret the route of the river and street with active ground floor frontages and through Mayfair, and then to the west towards Hyde Park, introduce playful, water-based elements into the urban intimate spaces. Small units are encouraged, diverting footfall away from Shepherd Market. There environment. This could include a ‘rill’, embedded within particularly where such uses serve and support the is currently a physical block to the route by way of a the street and flowing the length of the route, connecting local community and creative industries. Where building on Bruton Place. sections either side of Bruton Street. appropriate, other complementary uses, including 3.2.4 The main section of this route that could be transformed B1 uses, above ground floor could also be brought is along Bruton Lane, where new fronts could open up the forward. Road crossings will be marked to ensure backs of properties and awkward spaces along the Lane. the route is maintained, and a public realm strategy However, it is the unifying potential of the public-realm will be developed to enhance and unify the whole. works that will tie the route together. There are no current or proposed plans to create direct access from Bourdon Street into Bruton Place. Southbound, those following the route will currently either have to turn left from Avery Row into Grosvenor Street and then right into Bond Street or left from Bourdon Street into Bloomfield Place and then right into Bond Street. 3.2.7 In places, the route is already well provided with retail, such as within the area called “The Lanes of Mayfair” - South Molton Street, Avery Row, and

42 See the language of LP policy 2.11. 35

3.3 Policies Planning Park Lane Park Lane Introduction 3.2.8 Park Lane has been identified as its own character area and an area within which there is opportunity for change and transformation. It is dominated by three main features that make the area unique in Mayfair: (a) A multi-lane highway with 40mph speed limit (northbound). (b) Hyde Park to the west. (c) Large hotels such as the Marriott, Grosvenor House, Dorchester, Hilton, and Intercontinental located on the east side. 3.2.9 These all present a series of challenges, including: 3.2.9.1 Poor quality public realm, an unattractive and unsafe pedestrian and cycle environment. 3.2.9.2 A barrier to movement between Mayfair and Hyde Park, with limited and poor pedestrian and cycle connections. 3.2.9.3 A traffic-dominated space with a constant flow of traffic and poor air quality. 3.2.9.4 An unattractive and unwelcoming space, which acts as the ‘back door’ to Mayfair.

Before, and after MPL1: Transforming Park Lane 36 location in the form of one of the three Solutions MPL1.1 Further work will be supported, to investigate, described, or variants to them. define and deliver the optimum scheme for (b) The drawing up of proposals which will be future works to reduce traffic levels and improve acceptable to WCC, the GLA and TfL, as well as the public realm on Park Lane, and to enhance other bodies including Historic England and the 3.2.10 Hyde Park is Central London’s most important green access from Mayfair to Hyde Park for pedestrians Royal Parks.

space, and is conferred high policy protection through and cyclists. Further studies should involve (c) Ensuring that the requirements for environmental Policies Planning its designation as Metropolitan Open Land (MOL). engagement with WCC and other stakeholders and impact assessment, habitats regulations Improvements to the accessibility of the park are research into potential funding sources. Future assessment and flood risk assessment are satisfied. encouraged as they are likely to help human health, works will contribute towards: (d) If and when a proposal is approved, the delivery of biodiversity and quality of life.43 Remarkably, Park (a) Further analysis and modelling to support the the project. Lane itself also falls within the MOL designation, emerging case for transformational change in this although the central reservation’s green space is almost entirely inaccessible and unused. It blocks the views of Hyde Park (for pedestrians), making it seem even more inaccessible, and, in certain locations, is

used for construction purposes. Park Lane 3.2.11 As a matter of generality, existing policy encourages the enhancement of connections to open spaces,44 the priority of pedestrian movement,45 and access to green spaces,46 including the provision of safe and easy access to the open and green space network.47 The character of the public realm that leads into major green spaces, especially for pedestrians, is key to the integration of green infrastructure and landscape into the urban fabric.48 3.2.12 To pedestrians, Park Lane operates as a physical and psychological barrier to Hyde Park. It prevents easy access to Hyde Park for Mayfair’s residents, workers, and visitors. This is despite TfL’s recent attempts to improve ground-level pedestrian crossings, and to reduce the need to use the poor quality subways. 3.2.13 The policy imperatives – to improve pedestrian access to green spaces – are badly contravened in this location. Whilst some of the community are concerned about Mayfair becoming entirely “wide open” there is plainly, in Park Lane, a potentially significant transformation for the experience of living, working and visiting Mayfair which would deliver on extensive existing policy support for the principle. Clear and easy safe routes across Park Lane could be provided. Better accesses into Hyde Park could be provided. Wayfinding opportunities could be taken to direct users of Crossrail through Mayfair to Hyde Park, including perhaps along the Tyburn retail frontage.

43 LP policy 7.5 and para 7.56. 44 CP policy S35. 45 CP policy S41. 46 LP policy 7.1. 47 LP policy 7.4. 48 LP policy 7.16. 37

MPL1.2: Park Lane’s Crossings Reasoned Justification 3.2.14 In the Forum’s view, in order to achieve existing strong MPL1.2 Development in the vicinity of Park Lane policy objectives, and indeed those of the Forum itself, a which delivers improvements to pedestrian wholesale rethinking of Park Lane is required.

and cyclist access to Hyde Park will be 3.2.15 To date three potential solutions have been developed. Policies Planning encouraged and supported, including by way of These potential solutions and details of work undertaken Section 106 contributions where appropriate so far are included in Appendix 3 Public Realm Strategy. and directly related to the development for any 3.2.16 Transformational change to Park Lane is the Forum’s development in Mayfair. These funds will be priority in this location. However, we recognise that in put towards further enhancements of existing the short term, enhancements can quickly be made, while and new pedestrian and cycle crossings. proposals for transformational change are worked up. Subject to the availability of funds, further improvements can and should be made to existing crossings, and public realm in Park Lane in its current manifestation. Subways,

whilst most likely removed in the transformational Park Lane MPL1.3: Park Lane’s Public Realm change scenario, could be improved in the short term. & Street Frontage 3.2.17 The public realm on the east side of Park Lane is both poor and dangerous. Pavements are inadequate in terms MPL1.3 Development proposals brought forward by of width and quality. Air quality is poor – identified sites which front onto Park Lane and which to be some of the worst in the country. Traffic moves enliven the street scene and activate the very fast alongside. The issues are most pressing in the building frontages by introducing new retail, northern part of Park Lane, but apply with great force restaurant, cultural or leisure uses will be along its entire length. It is a dispiriting place to walk, supported, subject to addressing amenity and and dissuades all but the most hardy pedestrians from highways concerns. traversing north to south, let alone east to west. 3.2.18 The opportunity for improvements are obvious: the existing conditions are a long way from an “attractive and safe pedestrian environment” with priority given to walking;49 they are a long way from having the negative impact of traffic minimised.50 3.2.19 Understandably, many of the nationally significant hotels along Park Lane have turned their backs on the street. Even main entrances to the hotels, such as the Grosvenor House Hotel, feel unsafe, requiring parking on Park Lane Visuals by Liam Hennessy Architect itself. 3.2.20 The Forum’s aspirations are to deliver on existing local- and London-wide policies for Park Lane.

49 CP policy S41. 50 LP policy 7.5 and supporting text paragraph 7.18. 4 Enhancing 38 Experience Planning Policies Planning 39 Planning Policies Planning

Ground Floor Use Plan 40

4.1 Policies Planning Retail Retail Introduction 4.1.1 Mayfair is recognised the world over for its shopping. The Forum celebrates that. Many of the policies which follow in this chapter look at enhancing that provision still further. 4.1.2 Current City Plan policy already recognises the special status of the world-renowned West End Retail Frontages of Oxford Street, Bond Street and Regent Street. Accordingly, the Plan does not repeat or address these further, but rather as regard to expected levels of retail growth in the area, we direct new retail opportunities to areas within Mayfair which the Forum considers are appropriate. 4.1.3 Additionally, there are also extensive permitted development rights that allow, without the need for express grant of planning permission, for the change of use between types of retailers as well as, in certain circumstances, other professional services and entertainment uses. 4.1.4 One example of this is the inability to control the goods sold within a particular retail unit (e.g. a local newsagent, or an upmarket clothing boutique), as this does not amount to a change of use requiring planning permission. Rather, this is a matter for control by landlords. The Forum is aware of, and encourages, landlords who seek to grant “amenity” leases which secure and protect against the loss of amenity, or “Local Convenience Retail”. 4.1.5 Mayfair is also home to a residential population who, 41

MR1: Retail Encouragement and Direction

along with many of Mayfair’s workers, rely on the MR1.1 Within Mayfair Shopping Frontages: on residential amenity and highways, and

availability of Local Convenience Retail in daily life. (a) A1 Small Scale Retail development appropriate to supports the main shopping function of the Policies Planning The Forum recognises this, too. It is an essential part of the character (in terms of its scale and type) of this Mayfair Shopping Frontage. creating a sustainable community, enhancing Mayfair frontage is encouraged. MR1.2 The loss of A1 Local Convenience Retail will be as a place to live, as well as a place to visit. (b) The loss of A1 retail units will be resisted, except resisted, except where: 4.1.6 The policies that follow are split into three broad areas: where: (a) It can be demonstrated that the unit is no (a) Securing world-class retail for the long term, including (i) It can be demonstrated that the unit is no longer viable, as demonstrated by at least 12 the encouragement of new retail in the area, the direction longer viable, as demonstrated by at least 12 months’, vacancy despite reasonable attempts of new retail opportunity locations, and the districts in months’ vacancy despite reasonable attempts to let. Mayfair where specialist retailers deserve particular to let. (b) It can be demonstrated that re-provision is to designation and support. (ii) It can be demonstrated that re-provision is to be made within a suitable nearby location in

(b) Securing a world-class environment to support retail, be made within the same or a nearby Mayfair accordance with MR1.4. Retail including addressing issues concerning the public realm Shopping Frontage. (c) Where the proposal would not be detrimental in and around retail areas; designating specific locations (iii) The proposed use is for either a different A1 to the character and function of the immediate for oases to recuperate close to the international use or an A3 cafe or A3 restaurant use or a mix vicinity. shopping streets; and addressing the need for appropriate of those uses and is considered appropriate MR1.3 The amalgamation of existing retail units into public facilities in and around the retail locations. in terms of scale, character, location, impact large sized units within Mayfair Shopping (c) Maximising the positive impact of retail on the area, Frontage will be resisted where possible. including shopfront design, appropriate servicing MR1.4 Proposals for a change of use from A1 or A2 regimes, and supporting bespoke and creative retail uses to A3, A4 or A5 uses must not cause, or functions. intensify an existing over-concentration of A3 and 4.1.7 The retail frontages map as shown on page 39 identifies entertainment uses within a street or area. existing main retail locations within Mayfair, including: MR1.5 Stand-alone Local Convenience Retail is (a) West End Retail Frontage – the internationally acclaimed encouraged across Mayfair, provided that such a Oxford Street, Regent Street, Bond Street, and surrounds, use would not: comprising, amongst others, famous established luxury (a) Be to the detriment of the street or immediate anchor shops such as Selfridges and Liberty. vicinity. (b) Mayfair Shopping Frontage – a range of other retail (b) Be harmful to the character of the vicinity. frontages in Mayfair, important for the way they (c) Have a harmful impact upon any adjacent serve the residential, business and visiting population residential amenity. of Mayfair. MR1.6 Stand-alone retail ‘huts’ such as exist in the side (c) Savile Row, synonymous with bespoke tailoring, and the streets along Oxford Street are not supported and subject of its own WCC designated special policy area. opportunities to remove or relocate them should 4.1.8 The purpose of the map’s frontage designation is to be taken. identify ground-floor uses, although in places the retail expands to basement, and, in the case of the West End Retail Frontage, to the upper floors. Also, the map only describes the existing conditions. Subject to compliance with the policies in this Plan, these designations could well change during the lifetime of the Plan. 42 Planning Policies Planning

Reasoned Justification 4.1.9 Retail is already encouraged throughout Mayfair.51 4.1.10 As well as the Large Scale Retail offer, centred on Oxford Street, Regent Street, and Bond Street, Mayfair makes an individual contribution to the Core CAZ through its

secondary retail offer, or “Mayfair Shopping Frontages”. Retail These are characterised by Small Scale Retail units and are predominantly occupied by high-end and luxury retailers. Whilst supporting London’s world-renowned shopping status, it would not be appropriate for large retail floorplates to be located here. The Forum considers that the location of these retail units is unique and special to Mayfair, and is something which should be encouraged and, where necessary, protected. 4.1.11 Whilst Mayfair, and particularly the Mayfair Shopping Frontages, are identified as being key in terms of Core CAZ functions and contribute to the special character and nature of Mayfair, these retail offerings should not be encouraged at the cost of Local Convenience Retail which supports the residential and worker communities within Mayfair. 4.1.12 No “Local Shopping Centres” are identified by the City Plan within Mayfair. Whilst the usual “Town Centre” designations are not appropriate within the Core CAZ, there are still pockets of shopping frontages within Mayfair that service the needs of local workers and residents – for instance a newsagent, pharmacy, stationer’s, hairdresser’s (“Local Convenience Retail”). 4.1.13 The requirements of the local population also need to be maintained, managed and enhanced.52 As well as providing for the day-to-day needs of people in the area, local shops encourage people to walk and provide opportunities for social interaction. People who are old or less mobile are particularly dependent on local shops and services.53

51 CP policy S6 and S7, and see Appendix 10. 52 LP policy 4.8. 53 CP policy S21. 43

MR2: Retail Public Realm Improvements

MR2 Where directly related to the impact and Policies Planning delivery of non-householder development, proposals in East Mayfair should seek to contribute to improving the public realm in and around the West End Retail Frontages and Special Policy Areas in the vicinity of the development. Retail Reasoned Justification 4.1.14 In order to enhance and support the continued success of the international retail in Mayfair, particular focus is needed on public realm in and around the retail frontages.54 4.1.15 The WESRPA makes specific policy provision for improving the pedestrian environment and improved public realm and access, including: • Improved pedestrian environment to manage the significant pedestrian flows and address the adverse impacts of pedestrian congestion in the Primary Shopping Frontages. • Improved public transport provision and access to it, including Crossrail stations at Tottenham Court Road and Bond Street. • Improved linkages to and from surrounding retail areas and visitor attractions. 4.1.16 Given that retail is generally encouraged throughout Mayfair55 and we have identified many other frontages within Mayfair where retail thrives and should be enhanced, the three WESRPA bullet points cited above should be applicable throughout 4.1.18 The Forum considers that new development that would 4.1.19 Rightly, much focus is on the West End Retail Frontages, Mayfair to support the importance of existing and have any increase upon the number of pedestrians partly through their designation within the WESRPA. emerging retail areas. already using the West End Shopping Frontages, should Whilst the City Plan identifies that public realm 4.1.17 Policy MPR1 already addresses public realm demonstrate how the public realm within the vicinity improvements around the West End Retail Frontages improvements and initiatives across Mayfair, of the development is to be improved ultimately to an located in East Mayfair are required in order to support and in part specifically relates to proposals exceptional standard to mitigate the effect of any such the function of these areas, no specific plans or projects around retail frontages. increase.56 are identified.

54 CP policy S6. 55 CP policy S6 (and supporting text: “encouraged in any location”). 56 Cf CP policy S7 third bullet. 44

MR3: Oasis Areas MR4: Public Convenience

MR3.1 The following are to be Oasis Areas which MR4.1 New Large-Scale Retail uses in the West End will support the retail frontages through Retail Frontages should provide safe, secure

the provision of areas to relax, sit and, and publicly accessible toilets, unless it can Policies Planning where appropriate, and subject to amenity be demonstrated to the Council’s satisfaction considerations, to eat and drink: that this would be impracticable. a) Brown Hart Gardens (1) MR4.2 These should be accessible for all, clearly b) Dering Street/Tenterden Street (2) signposted, with facilities for disabled people c) Sedley Place (3) and baby changing & separate feeding areas. d) South Molton Lane/South Molton Street and their junctions with Oxford Street (4) e) Heddon Street (5) f) Balderton Street/Oxford Street

junction (6) Retail g) Swallow Street/Vine Street (7) h) Glasshouse Street/Sherwood Street (8) i) Princes Street (9) j) Weighhouse Street (10) MR3.2 Proposals for development within Oasis Areas which include improvement of or provision of new urban green infrastructure will be Reasoned Justification supported. 4.1.22 There is a lack of public convenience facilities within Mayfair. Public toilets are identified as a vital service for both Londoners and visitors to the city. Public toilets can support businesses in boosting customer footfall, giving people more Oasis Areas confidence to move around the City, and helping to keep London clean.58 4.1.23 There is existing protection in the City Plan policies for public conveniences.59 In response Reasoned Justification to local consultation, however, this policy does 4.1.20 Oasis Areas are areas in and around retail frontages not go far enough to address the need for further which provide quiet places of rest and reflection for facilities within Mayfair. shoppers to “recharge”. They could comprise seating 4.1.24 Emerging policy will require public toilets areas (although benches which allow for people to be provided along with proposals for large to recline and sleep are positively discouraged), retail developments, leisure and entertainment additional planting, wider pavements, and A3 cafe developments, tourist attractions and transport and restaurant uses (where appropriate in terms of interchanges.60 Whilst this is a positive proposed scale and location), and are intended to support the step, Mayfair needs action now, and in more defined main retail frontages as defined in this Plan.57 locations, to support the aims and aspirations of the 4.1.21 The Forum has identified specific Oasis Area identified retail frontages. Public conveniences near locations – as shown on plan to the left. to stations are particularly valuable.

57 CP policy S7 – but now applied to all retail frontages in this Plan. See also “Healthy Streets for London” (GLA, February 2017). 58 ‘Public toilets in London – Update’ (London Assembly, July 2011). 59 CP policy S34. “Social and Community Facilities” is defined as including “public toilets”. 60 Draft CP policy 17I. 45

MR5: Shopfronts

MR5.1 Well-designed improvements to existing Policies Planning shopfronts will be welcomed. Proposals for new shopfronts should be designed to be well proportioned and enhance the character of the building, the shopping frontage, and the conservation area within which it is located. MR5.2 Shopfronts are expected to be of a high- quality design and should demonstrate that they would enhance the character of the building and the surrounding streetscape.

The protection of important original Retail architectural detail, and where appropriate its reinstatement, will be supported.

Maximising the positive impact of retail from other parts of the capital.” 61 Shopfronts ought to Regent Street, Oxford Street, Park Lane (if growth comes on the area respond to the character and appearance of Mayfair by forward in that regard in compliance with other policies 4.1.25 Shopfronts, including signage, canopies, lighting and paying special attention to the Council’s conservation in this Plan), and Piccadilly. outdoor furniture, contribute as much to the quality of area character appraisal.62 Shopfronts should respond to (b) Appropriate shopfronts in the other recognised the public realm in and around retail areas as the built the building in which they are located, and the character international West End Retail Frontage of Bond Street. form. It has the most visual impact, and therefore must and function of the wider retail frontage, as well as the (c) Appropriate shopfronts in Mayfair Shopping Frontages, be closely and carefully considered. characteristic elements of Mayfair as a whole. as well as new shopfronts across the area. 4.1.28 In light of the importance of shopfronts to Mayfair’s 4.1.30 Some of these areas already have existing private Reasoned Justification role as an international retail area, it is considered that guidelines prepared by landlords, and the Mayfair 4.1.26 Due to the high-quality retail frontages identified in this more detail should be added to help guide the design of Shopfront Guidance should take account of those. Plan, the quality of shopfronts in Mayfair is generally new commercial development. The Forum therefore 4.1.31 The Guidance should also seek activation of sides high. The Forum wants to ensure, however, that this supports the preparation of shopfront guidance specific and backs of shops where possible with high-quality standard is enhanced still further, that new retail to Mayfair. Should the “Mayfair Shopfront Guidance” be frontages. proposals are required to contribute to visual amenity implemented, any proposals for new shopfronts and shop by having world-class shopfronts, and that sub-standard signs will be expected to be in accordance with this. shopfronts are encouraged to improve. 4.1.29 If forthcoming, the Mayfair Shopfront Guidance should 4.1.27 Mayfair, perhaps of all the areas in Westminster, has recognise the following three distinct areas in Mayfair: “an underlying and subtle local distinctiveness”, with (a) The large retail shops and built form of the international “a particular air of refinement, which distinguishes it retail thoroughfares on the periphery of Mayfair of

61 ‘Design Matters in Westminster’ SPG (2001), p.6. 62 See ‘Shopfronts, Blinds and Signs - A Guide to their Design’ SPG (1990) paragraph 2. 46

MR6: Creative Originals

MR6.1 Proposals for new Creative Originals retail Policies Planning development in Mayfair will be encouraged. MR6.2 Proposals which involve the loss of Creative Originals floorspace should be resisted unless being replaced nearby. Retail

Creative Originals Reasoned Justification uses; it supports the vital function of art and culture in 4.1.32 Part of what makes Mayfair’s retail offer unique is the 4.1.34 The Forum considers it important that these collections Mayfair; and, as Savile Row has demonstrated with its proximity of world-class specialist retailers to their of uses are supported and protected, and this is done, in apprenticeship scheme, there is the potential for social supporting craftsmen: bespoke tailoring occurs above some parts of Mayfair, by the Council’s Special Policy transformation through providing creative learning and tailors’ shops in Savile Row; picture framers and other Areas64. Savile Row is identified as a Special Policy Area skills based training. “Creative Originals”63 support the arts world, represented to which special policy protection for tailoring applies 4.1.36 Creative Originals form part of the wider “Creative by the great auction houses, the Royal Academy, and and protects against its loss. Similarly, the Mayfair Industries”65 that can be found across London. These smaller galleries, particularly in and around the special Special Policy Area is identified as an area containing are an important element of the strategic uses which are policy areas in Mayfair; book-binding occurs alongside art galleries, antiques traders and niche retail which are to be supported and encouraged in the Core CAZ, and a antiquarian book sellers; jewellery work occurs alongside protected and encouraged within the Mayfair SPA area. major element in the Westminster economy. the famous shops in Old Bond Street, to name but a few 4.1.35 The close proximity of these uses brings great benefits: 4.1.37 The obvious threat to the existence of these uses in close examples. it increases the sustainability of the rightly famous proximity to the specialist retailers is the rental market in 4.1.33 Existing Creative Originals are essential to the success of specialist retail offerings in Mayfair; there is the Mayfair. Mayfair’s art, culture and specialist retail offer and will be potential to support desirable emerging young talent supported. in the production associated with these specialist

63 CP Glossary. 64 CP Policies CM2.3 and CM2.5. 65 “Creative Industries” – CP paras 3.24, 4.20, and 4.35. 47

MR7: Public Houses

MR7.1 Applications to change the use of all existing name Chapter public houses within Mayfair will be refused, unless: a) the existing pub has been actively marketed as such for a period of not less than 12 months; and b) this floorspace has been widely marketed at a reasonable market value and other terms for pub floorspace in that locality, with no reasonable prospect of the public

house use being continued. Houses Public MR7.2 Where pub floorspace can be changed as a result of this policy, the preferred replacement use will be other community floorspace, or Class A4 use.

Reasoned Justification 4.1.38 There is wide community support to provide greater policy protection for public houses in Mayfair due to the community function they perform. 48

4.2 Policies Planning Residential Residential

Introduction 4.2.1 The residential scale of Mayfair’s built form is fundamental to what makes Mayfair such a beautiful, peaceful and compelling place in which to live, work and visit. Even in those areas which have become important office and retail locations in their own right, the original residential buildings have been allowed to flourish. 4.2.2 Quite apart from the physical scale of the area, the residential use of Mayfair is inextricably bound to its growth and establishment as a recognised and beautiful location in London. It will remain so in the Plan period. 4.2.3 The strategic CAZ policies provide encouragement to commercial, cultural and retail development across the whole of Mayfair (and beyond). However, they do recognise the importance of residential communities within the CAZ, as follows: The Mayor and boroughs and other relevant agencies should: work together to identify, protect and enhance predominantly residential neighbourhoods within CAZ, and elsewhere develop sensitive mixed-use policy to ensure that housing does not compromise CAZ strategic functions in the zone.66 The quality and character of the CAZ’s predominantly residential neighbourhoods should be protected and enhanced. This requires a variety of housing suitable for the needs of the diverse communities living in the area.

66 LP policy 2.12A(a). 49

MRU1: Residential Amenity

It is also important, however, to make sure that this does 4.2.6 One of the first steps to develop these ideas in the Plan MRU1 Proposals for new commercial or Policies Planning not compromise the strategic functions in other parts was to map Mayfair into sections. The Forum recognises entertainment uses in Mayfair must of the CAZ.67 West Mayfair as a location which is predominantly demonstrate how they protect the amenity [The Core CAZ] is also home to a number of long-standing residential. Whilst there are important streets which of nearby residential units and create no residential communities, including some areas suffering are not predominantly residential within West Mayfair material additional adverse effects (after deprivation within the West End.68 – such as Upper Brook Street which is almost entirely mitigation) such as noise and rubbish between The Core CAZ is an appropriate location for a range office, and Park Street and Upper Grosvenor Street where 11pm and 7am. of commercial and cultural uses and complementary uses are genuinely mixed, the overall use and feel is in the residential use, subject to [the strategic priorities of the main residential. Core CAZ].69 4.2.7 The other spatial areas of Mayfair mapped by the Forum

Provision of housing within [the CAZ] is also intrinsic – East and Central Mayfair – are different. East Mayfair Residential to its uniqueness and success… [It] plays a major role in is fundamental to the vibrancy of the West End. Retail Reasoned Justification defining the character of different parts of the CAZ.70 and commercial growth must be allowed to flourish 4.2.10 In order for the residential community across Residential communities play a valuable role in the without fetter within this area. Mayfair to flourish alongside its internationally CAZ, making it a liveable and human centre, and part of 4.2.8 In Central Mayfair, these two poles come together. It acclaimed cultural, retail and commercial uses, the attraction for businesses and visitors. Existing and is the location where the balance between residential proposals for new uses which are not residential potential new residents and communities in the CAZ and other uses needs to be struck most carefully. For must recognise and respect the “intrinsic” role contribute to the unique overall mix and vitality that instance, there are definite quieter residential streets, which the residential community has in Mayfair. characterises much of the Zone. However, a careful balance such as Bourdon Street, Farm Street, Mount Row and Even in the most bustling and active parts of must be struck between the requirements and benefits of Charles Street, which maintain a strong residential Mayfair, part of its charm is the proximity of the varied strategic functions of the CAZ and the needs and use and feel. There are other pockets of residential neighbouring pockets of quietness, which can be sensitivities of local residents and communities.71 use found within bustling environments, such as the adversely affected by issues such as late-night 4.2.4 This is the crux of the Plan. In this chapter, a balance important communities in Berkeley Street and Shepherd noise and waste disposal. is struck. On the one hand, residential areas and Market. On the other hand, major commercial retail and 4.2.11 Much of Mayfair’s residential community is communities are identified to provide fine granular detail entertainment uses coexist – for instance on located on upper floors of buildings whose in response to the general comments in existing policy Davies Street, Mount Street, Berkeley Square, and ground floor uses are non-residential. This set out above. On the other, there is recognition that the Upper Brook Street. creates particular amenity challenges for all emphasis – the strategic priorities – of the whole area 4.2.9 Through consultation and further discussion, the residents, workers and visitors alike. Whilst we are not residential, and that growth is essential:72 justified response of many has been to say that it is not recognise and endorse that the benefits of this The benefits of genuine mixed use outweigh the straightforward to demarcate these particular ‘sub- mixed use outweigh the challenges,75 the Plan difficulties of securing mixed use development or the divisions’ with any precision. The policies which follow takes this opportunity to set out in more fine- additional management needs that may be generated by in this residential chapter therefore are all ‘Mayfair- grain detail how, for Mayfair, this complexity such a complex environment.73 wide’. Developers should have regard to the sub-area and can be better managed. We would encourage, for 4.2.5 The two must coexist. It is “all about balance”.74 The its general characteristics as described above, however, instance, developers to consider the submission Forum firmly believes that, with care, the two can flourish when applying the policies which follow. of an operational management plan with any side by side. application, which is required to demonstrate compliance with MRU1.

67 LP para 2.57. 68 CP para 3.28. 69 CP policy S6. 70 CP para 2.22. 71 Mayor of London “Central Activities Zone” SPG (March 2016), paragraph 1.3.4. 72 See chapter 3.1 above. 73 CP para 3.6. 74 CP para 3.6. 75See above, footnote 77. 50 Planning Policies Planning

Upper Floor Residential Use Plan 51

MRU2: Residential Use MRU3: Complementary Uses in Mayfair in Mayfair

MRU2.1 Proposals for development in Mayfair should MRU3.1 New retail and entertainment uses will be Policies Planning respond positively to the character and encouraged where they complement both quality of the particular characteristics of the nearby residential communities and also the immediate vicinity of the development site, character which those nearby communities including having regard to whether the site help to foster. is in West, Central or East Mayfair, and the MRU3.2 There should be no net loss of Social and particular residential communities which Community Facilities unless: exist in all those areas. (a) it can be demonstrated that there is MRU2.2 Development will be supported which insufficient demand for that use by: provides for a mix of residential unit size (i) The floorspace having been actively

which are in keeping with the scale, character marketed as a Social and Community Residential and context of Mayfair. Facility. MRU2.3 Net loss of residential units in Mayfair should (ii) The floorspace has been widely marketed be resisted. at a reasonable market value and other terms for similar floorspace in that locality. (iii)Similar provision is made elsewhere in Mayfair.

Reasoned Justification 4.2.12 The provision of residential use across Mayfair is already heavily prescribed in adopted policy.76 4.2.13 The Core CAZ designation and its policies do not Reasoned Justification necessarily identify new residential development 4.2.15 Mayfair’s residential community is “valuable”, and as a priority within the area. This means that the “intrinsic to its uniqueness and success” (see above). Forum’s focus is to ensure that existing residential In striking the right balance between commercial use in Mayfair remains recognised, encouraged and encouragement from the CAZ policies (which the protected, supporting its status as an important Forum supports), and seeking better to manage this residential neighbourhood within the Core CAZ,77 encouragement along with retaining what is unique and to avoid its erosion. The Forum considers that and successful about Mayfair (in general terms its this approach is in general conformity with, for residential scale and in some places predominant instance, S14 of the City Plan. use), developers need to be particularly mindful of 4.2.14 It is remarkable that the residential community of residential units in the vicinity of the development, Mayfair remains representative of a wide cross- the relative proximity and density of residential units section of society: of course there has been an influx to that particular site as opposed to others in Mayfair, of investment from abroad; but there remains strong and the material considerations which such an representation of the elderly, social housing, and appreciation will reveal. These residential units and young families living in the area. This creates a communities are often found only above ground floor strong sense of residential use across Mayfair which high street uses; this presents its own challenges and should be encouraged. opportunities.

76 See for instance CP policy S1 and S14. 77 CP policy S6. 52

MRU4: Construction Management

MRU4 To be supported, any new development Policies Planning proposals in Mayfair of a scale and type that will be likely to generate significant construction traffic movements within Mayfair, should demonstrate (through a construction management plan or otherwise) how the impact on traffic and residential amenity will be mitigated such that the development will have minor temporary effects at most. In addition, the assessment

must comply with the Council’s Code of Residential Construction Practice, consider cumulative impacts with other developments in the vicinity, and be undertaken in consultation with the Mayfair worker and resident community in the vicinity.

Reasoned Justification 4.2.19 Whilst major developments are required to consider 4.2.16 With the exceptions of certain local distributor roads, and submit for approval traffic management schemes,78 such as Brook Street, Bond Street, Grosvenor Street in Mayfair it is appropriate for all developments which and Park Street and a number of local link routes, other will entail the introduction of additional construction roads within Mayfair’s borders are small local access traffic movements to do so. Noise should be minimised roads. The intricate and narrow nature of the roads, and contained79. The community must be consulted in particularly to the south of Mayfair, combined with the the process of approval. Heavy vehicles should, wherever residential predominance of some areas, means that it is practicable use main arterial routes. Construction essential that effective construction traffic management Management Plans should clearly set out the proposed and residential amenity measures are secured for all timings for deliveries and how these will interact with development in Mayfair. other construction activities; and an understanding 4.2.17 Development in and around West and other parts of needs to be demonstrated of the limited road space of Mayfair is currently putting a heavy burden on the proposed routes. TfL’s Construction Logistics Plans small and intimate road network. With substantial should be considered and applied80. Developers are developments currently proposed in the sub-area, that encouraged to engage contractors who are accredited pressure is likely to increase. It is not clear whether to the Fleet Operator Recognition Scheme, and meet existing proposals have considered and addressed the the vehicle and driver standards of Construction cumulative effect on the residential road network of Logistics and Community Safety. We would expect all several proposals being developed put together, in contractors in Mayfair to be members of the “Considerate terms of the increase in construction traffic, road Contractors” scheme. closures and noise.

78 Town and Country Planning (Environmental Impact Assessment) Regulations 2011, and LP policy 6.3. 79 CP policy S32. 80 “Construction Logistics Plan Guidance” (TfL, July 2017). 53

MC: Commercial Growth in Mayfair

MC1 New office floorspace will be particularly Policies Planning encouraged in Central and East Mayfair. 4.3 MC2 The loss of office floorspace to residential in Central and East Mayfair will be resisted unless, as part of those development Commercial proposals, the amount of office floorspace lost will be reprovided to an equivalent standard within the Central and Eastern areas. Commercial

Reasoned Justification 4.3.6 WCC policy recognises that Mayfair and elsewhere within the Core CAZ accommodates the greatest proportion of Westminster’s office stock. There has been a sustained period of office losses since 2010/11, indicative of Introduction unprecedented changes to market conditions 4.3.1 Commercial and other non-residential activity is linked to the exceptionally strong performance established in the City Plan as the general priority in of the housing market. Mayfair.81 The Residential chapter at 4.2 above sets out 4.3.7 Newly updated WCC policy encourages new how the Forum sees an appropriate “balance” being office use, directing it to Mayfair amongst other struck for the residential communities flourishing in key clustering locations, and prevents changes Mayfair. This chapter sets out how that “balance” should of use from office to residential other than be struck so that the commercial communities continue where certain criteria are met.82 Further, where to flourish in Mayfair. certain large increases of residential floorspace 4.3.2 In particular, the Forum has recognised that Central Central and East Mayfair are proposed in office buildings, policy requires Mayfair, lying between the international retail the provision of commercial (and/or social and destinations of East Mayfair, and the predominantly community floorspace) either on site, off site, or residential neighbourhoods of West Mayfair, performs a by contribution to the Civic Enterprise Fund.83 strong commercial function. 4.3.4 In particular, the area has become known for commercial 4.3.8 The Plan seeks to encourage and direct the 4.3.3 Many of the surviving domestically scaled buildings activity relating to the property and financial (in greatest new office floorspace to within Central in Central Mayfair have changed their use a number particular, hedge funds and private equity) sectors, and Eastern Mayfair. For the purposes of of times and are seen as highly desirable office as well as containing embassies, hotels, and Mayfair encouraging and directing suitable commercial headquarters. Restaurants and discreet bars characterise Shopping Frontages. growth, we consider that the designation of these the side streets and the area has a number of important 4.3.5 Commercial use thrives alongside residential and other two character areas is appropriate. private members clubs, a westward extension of St. uses in Central Mayfair: notable examples include Davies James’s. Street, Berkeley Street, Mount Row and Hill Street.

81 CP policy S18. 82 CP policy S20. 83 CP policy S1. 54

4.4 Policies Planning Cultural & Community Uses Uses & Community Cultural

Introduction A contingent danger is that permanent residents in 4.4.5 Emerging policy places more onerous requirements 4.4.1 Social, community, and cultural uses are vital in Mayfair move away from the area. on a move away from social and community use and Mayfair.84 As more growth comes forward, and transport 4.4.2 There is good protection for buildings of cultural and will require an applicant to demonstrate that the site links such as Crossrail are delivered, the number of community value in adopted and emerging Westminster has been marketed for a period of at least 18 months to people needing to access these buildings, which provide policy. However, in certain instances, the Forum think demonstrate the absence of alternative providers.85 those uses, will only increase. Certain community uses protection should, and can, go further. 4.4.6 Government policy has also moved towards further also provide valuable support to people experiencing 4.4.3 Existing WCC policy MS34 protects existing social and protection for local social and community uses – most deprivation and homelessness, which in turn addresses community floorspace and encourages new floorspace. notably now embodied in the ability to designate the issue in Mayfair of beggars on streets. There is a land- 4.4.4 The existing protection is that a change to the social and buildings as assets of community value, preventing value disparity between developing existing buildings community use on a particular site will only be allowed sale for a moratorium period while community groups for residential or office use in Mayfair on the one hand, where the existing use is being reconfigured, upgraded, investigate funding availability, and becoming a and developing or retaining buildings for social and or relocated. There will be a need to demonstrate material consideration in the determination of planning community use. There is little incentive to provide new improvement, and that no alternative provider is willing applications.86 social, community and cultural buildings as a result. to take the space.

84 See CP policy S34. 85 Draft CP policy 30C. 86 See Localism Act 2011 ss.87-92. 55

MSC: Community Uses

MSC1 Development resulting in a change of use Policies Planning or loss of Social and Community Facilities floorspace will be approved where suitable reprovision on similar terms is at the same time secured within Mayfair. Cultural & Community Uses & Community Cultural

Buildings containing social and community uses

Reasoned Justification that residents, workers, and tourists enjoy and require. 4.4.7 The Forum has developed and consulted upon a map The Plan encourages the reprovision of these uses where which highlights those buildings in Mayfair that contain redevelopment proposals seek to remove them. social and community uses, which uses the locals 4.4.10 National policy encourages the bringing into viable consider to be important enough for special designation. use of heritage buildings to ensure their vibrancy and 4.4.8 These include churches, notable Grade 1 listed buildings beneficial public use, so as also to fund necessary heritage such as the Apsley House, Saint George’s Primary School improvements.88 Policy MSC therefore strikes a balance (currently the only school in the area),87 the Royal between preserving important community uses, whilst Institution, and the Handel Museum. allowing some flexibility in certain circumstances. 4.4.9 Their existence, both through use and built form, are 4.4.11 More generally, there is wide community support for the intrinsic to the character, culture, and sustainable protection of all existing public houses across Mayfair. development of Mayfair, as they provide the facilities

87 At the time of writing, Eaton Square Upper School, a new senior school linked to Eaton Square School, is proposed to be located at 106 Piccadilly, opening in September 2017. 88 NPPF para 126 et seq. 56

4.5 Policies Planning Shepherd Market Shepherd Market

Introduction 4.5.1 Shepherd Market is a unique, small-scale retail and entertainment area with a significant residential community. In the mid-18th Century, Edward Shepherd was commissioned to develop the site, an intimate collection of small streets between Piccadilly and Curzon Street. It was completed by the end of the century, with paved alleys, a duck pond, and a two-storey market topped with a theatre. 4.5.2 Today, it thrives as a destination for small restaurants, clubs, shops and pubs, with the large Curzon Cinema adjoining.

Shepherd Market 57

MSM: Preserving the Special Character of Shepherd Market

MSM Within Shepherd Market: concentration of entertainment uses in Policies Planning (a) New entertainment uses will only be permitted Shepherd Market, and that they do not in Shepherd Market where they are small-scale, adversely impact on local environmental low-impact and will not result in an increased quality and the character and function concentration of late-night activity within the of the area. area, or an increase in harm to residential amenity. (c) Any new or increased outdoor use related to (b) New entertainment uses will also need to an existing or a proposed entertainment use demonstrate that they are appropriate in will only be allowed where it will not result terms of its relationship to the existing in an increase in harm to residential amenity. Shepherd Market

Reasoned Justification evening) entertainment uses being permitted. There 4.5.3 Shepherd Market has a more intimate and secluded is particular concern over the outdoor use of licensed feel than the busier main streets elsewhere in Mayfair premises, given the close proximity of residents and therefore makes a unique contribution to Mayfair, within Shepherd Market, for which additional policy balancing the Core CAZ by providing complementary protection is required. uses, such as restaurants, pubs and cafes.89 4.5.7 The definition of “small-scale” will be interpreted in 4.5.4 Given the consultation feedback received, it is accordance with the size and nature of a development appropriate to provide additional protection to proposal, against the scale of the surrounding the special characteristics of Shepherd Market. streetscape, the adjacent unit sizes, and the intensity It is a unique area, characterised by small streets of neighbouring uses. and small commercial units, occupied by a mix of retail and entertainment uses. Whilst Shepherd Market has demonstrated, through local licensed business adhering to a voluntary code of practice restricting activities over and above their licensing restrictions, that it is possible for a high level of night-time activity to live harmoniously alongside local residents. It is unable to cope with a higher level of entertainment uses, given its scale and character. 4.5.5 A similar point could be made in relation to Berkeley Street, where WCC do now recognise an over- intensification of similar uses.90 4.5.6 The Forum considers that additional protection is required for Shepherd Market to safeguard its small-scale and unique character, and to avoid a harmful concentration of night-time (as opposed to

89 LP policy 2.11, and CP policy S1(2). 90 See decision in relation to planning application ref 16/01377/FULL 58

MSD: Servicing & Deliveries

MSD1 All new retail and commercial development of (b) Sufficient food waste storage.

a significant scale and large scale residential (c) Provide for servicing by electric vehicles or Policies Planning development should demonstrate how steps other zero-carbon measures. 4.6 have been taken to provide improved waste and (d) Working with other occupiers in the vicinity. servicing arrangements including but not limited to where appropriate: MSD2 All new development of a significant scale is Servicing & (a) Consolidating waste and servicing within required to demonstrate that the proposed waste the frontage or immediate area. and servicing arrangements will not adversely Deliveries impact the amenity of neighbouring occupiers. Servicing & Deliveries & Servicing

Introduction Reasoned Justification 4.6.1 The consultation exercises undertaken by the Forum 4.6.2 Existing policy already seeks to ensure that freight gave a clear message that there is poor co-ordination and waste servicing and deliveries should be of servicing and delivery vehicles in the area – managed in such a way that minimises adverse particularly on the most important retail frontages impacts, which may include provision for shared such as Bond Street. We are therefore introducing delivery arrangements and restrictions on types policy to encourage measures that will improve air of vehicles.91 However, no specific measures or quality and promote solutions that would reduce the requirements have been identified. need for vehicle movements. 4.6.3 The international importance of the existing retail in Mayfair, and the potential for exciting growth in retail, warrants a more directive approach. 4.6.4 In certain areas of Mayfair, landlords have been driving transformative change already. For instance, the Crown Estate are targeting an 80% reduction in vehicle movements on Regent Street by reducing the number of waste collections and deliveries. Similar initiatives should be implemented across Mayfair. 4.6.5 This policy is applicable to retail, but equally so to commercial and large-scale residential development (comprising additional residential floorspace over existing built footprint).

91 CP policy S42 and London Plan policies 6.3 and 6.14 which includes TfL’s Transport Assessment Best Practice Guidance. 5 Building 59 on Heritage Planning Policies Planning 60 MD: Design

MD1 Proposals for new development in Mayfair Conservation Areas, and on nearby listed will only be supported where they are of the buildings and their settings. highest quality design. MD3 Proposals will be supported where their design reflects the existing character of

MD2 Proposals for new development in Mayfair Mayfair, in terms of its heights, scales, and Policies Planning should have regard for the following: uses. Departures from the existing character 5.1 • Where the application is required to be within the Conservation Areas will only be accompanied by a Design and Access permitted where design of the highest quality Statement 92, the DAS must include has been proposed and independently verified, Design evidence of how the developer and its and where compliance with other policies in design team has responded to Mayfair’s this plan has been demonstrated. character and heritage, in terms of the MD4 Applications that include provision for significance of the Conservation Area, external electrical wires, aerials, plant and and the setting of listed buildings in the equipment such as air conditioning units,

vicinity. CCTV, burglar alarm boxes and satellite dishes Design • All proposals should consider their should be hidden from view, or, if this is not impact on the character and appearance possible, have their visual impact minimised. of Mayfair and/or Regent Street

Reasoned Justification supports only the most impressive and sound 5.1.1 Exemplary design stands at the heart of design proposals for development in the sustainable development.93 area, responding intrinsically to the existing 5.1.2 WCC’s Conservation Area Directory explains vernacular and character, and only being that the townscape of Mayfair derives from its permitted where the Conservation Area would gradual, rather piecemeal development and be preserved or enhanced. Design must reflect the renewal of many of its buildings over a long the varying character areas found within Mayfair period of time, resulting in a generally formal to ensure that Mayfair’s streets do not become street pattern containing an informal mixture of homogeneous. building types. The rich and varied architecture 5.1.4 Whilst this might be manifest in modern covers many periods and styles. There are architecture as opposed to more traditional almost 700 listed buildings in the Mayfair styles, only the highest standards will be Conservation Area, of which 44 are listed Grade accepted. 2* and 14 are listed Grade 1. The eastern edge 5.1.5 Design is a key principle within the vision and of the Mayfair Neighbourhood Area lies outside values created by the Forum. Not only do the Mayfair Conservation Area, but is included values aim to create streetscapes which are within the Regent Street Conservation Area. designed and maintained to the highest standard, Mayfair’s heritage is one of the most prestigious it also goes to the heart of the overall vision; to in the Country.94 The buildings and spaces that confirm and enhance Mayfair as an attractive have formed Mayfair are historic and beautiful. area within which to live, work and visit. 5.1.3 An approach is therefore warranted which

92 By virtue of article 9 of the Town and Country Planning (Development Management Procedure)(England) Order 2015. 93 See NPPF 9, 17 bullet 4, and 56-68; PPG “Requiring Good Design” paragraphs 56-66; LP policies 7.1, 7.4, 7.6, 7.8, and 7.9; and CP policy S28. 94 See Appendix 5 61

5.2 Policies Planning Environment & Sustainability Sustainability & Environment

Introduction 5.2.1 The London Plan and the City Plan note various relevant policy requirements for air quality, management of waste, climate change, building materials and carbon, which are outlined in further detail on the next pages. The Forum believes that these can be built on to improve the environment and sustainability within Mayfair. 62

MES1: Air Quality

5.2.2 In relation to waste, Mayfair can assist by minimising MES1.1 Where new development proposes the inclusion MES1.3 If electricity, preferably from renewable sources, Policies Planning waste, encouraging the reuse of and reduction in the use of either a combustion plant or standby generator, cannot reasonably be used, then gas boilers of materials, and by exceeding the targets set in the policy an appropriate air quality assessment must be achieving the lowest dry NOx emissions (measured for recycling and reuse of local authority collected waste undertaken. at zero excess oxygen) should be selected. (LACW), commercial and industrial (C&I) waste, and MES1.2 All development must demonstrate that building construction, demolition and excavation waste (CDEW). and transport emissions for the development 5.2.3 In addition, London has to be ready to deal with a would be at least air quality neutral (better or no changing climate, a climate which is likely to be warmer worse than existing)97. on average, wetter in the winter, drier during the summer and characterised by more frequent and intense extreme

weather events, as described in The Mayor’s climate Sustainability & Environment change adaptation strategy.95 Adapting to the projected climate change, we can anticipate over the next two decades will include making sure London is prepared Reasoned Justification and construction supplementary planning guidance for and can respond to the increased risks relating to 5.2.6 Policy MES1.1 builds on the requirements outlined which states that where individual and/or communal heatwaves, flooding and water stress. in the City of Westminster Supplementary Planning gas boilers are installed in commercial and domestic 5.2.4 Adaptation to heat risk requires addressing the Guidance on Sustainable Buildings,98 The Local buildings they should achieve a NOx rating of <40 consequences of the ‘urban heat island’ effect – the way Plan110 and the Air Quality Action Plan.111 the GLA mgNOx/kWh. This policy will help the area towards dense urban areas tend to get warmer than less built- control of dust and emissions during construction improving local air quality by ensuring that where up areas, and cool more slowly. Because of its central and demolition supplementary planning guidance99 combustion is required the equipment meets a high location, Mayfair suffers disproportionately from the and The London Plan100 (policy 7.14), to state that standard of mitigation for air quality pollutants. effects of London’s urban heat island. Noise and poor air all developments should include an assessment of quality are also relevant to this issue as they increase combustion plant, no matter what the size. The policy reliance on air conditioning, which further contributes to will reduce the risk of generator emissions from localised heating effects, noise and energy consumption. across the area not being assessed and resulting in a Heat impacts will have major implications for the quality cumulative impact to total emissions. Carrying out of life in London. an appropriate air quality assessment will allow for 5.2.5 In the future, less summer rainfall, greater demand for mitigation to be identified where necessary. water and greater restrictions on the volume of water 5.2.7 Policy MES1.2 builds on The London Plan which can be abstracted from the environment will (policy 7.14) and the GLA sustainable design and threaten London’s security of supply. Without action, construction supplementary planning guidance London will experience an increasing frequency of to state that the development should have a net drought management measures (such as restrictions on improvement in building and transport emissions for water use, for example, hosepipe and non-essential uses any proposed development, as well as ensuring that bans). Frequent and prolonged droughts would affect they are at least ‘air quality neutral’. This policy will water-dependent businesses, London’s green spaces and help the area towards improving local air quality by biodiversity. Reducing water use could improve London’s ensuring all new developments result in a reduction drought resilience, safeguard London’s environment and to existing emissions of pollutants. save Londoners money through reduced utility bills.96 5.2.8 Policy MES1.3 builds on the GLA sustainable design

95 https://www.london.gov.uk/sites/default/files/gla_migrate_files_destination/Adaptation-oct11.pdf96 Page 13 of - https://www.london.gov.uk/sites/default/files/gla_migrate_files_destination/Adaptation-oct11.pdf 1 . 97 GLA (2014) Sustainable design and construction supplementary planning guidance 98 Westminster City Council (2003) Supplementary Planning Guidance on Sustainable Buildings. 99 GLA (2014) Control of dust and emissions during construction and demolition supplementary planning guidance. 100 GLA (2016) The London Plan. 63

MES2: Waste

MES2.1 As required by the Westminster Recycling c) Developments should consider supporting wider Reasoned Justification Policies Planning and Waste Storage Requirements guide, major initiatives to support improving the amenity of the 5.2.9 The key planning policies of relevance to waste developments or refurbishments must submit an Mayfair area by making available space to support generated within Mayfair are Policies 5.16 and 5.17 operational waste management plan. In addition waste consolidation projects where space allows of The London Plan, and Policy S44 of the City Plan. to the existing requirements, the operational in bin storage areas. These set out the aspirations for waste management waste management plan should: MES2.3 Major developments or refurbishments must in London, the way in which they will be achieved, a) Detail the strategies for supporting the waste submit a site waste management plan, regardless and how the Council can support them. In addition to management requirements and targets of the Plan, of whether the construction cost exceeds the the waste policies, Westminster outlines additional the City Plan, and the London Plan. £300,000 threshold set in the Westminster Code requirements for planned developments in the Recycling b) Demonstrate how the developer has considered of Construction Practice. In addition to the and Waste Storage Requirements guide, and the Code of

and explored: requirements set in the Westminster Code of Construction Practice (CoCP). Sustainability & Environment (i) The use of innovative technologies to reduce Construction Practice, and the revoked Site Waste 5.2.10 Policy MES2.1 reinforces existing policy. Part (a) the volume of waste that needs to be transported Management Plan Regulations 2008, the site specifically requires developers to support existing policy around and from Mayfair (supporting the waste management plan should detail: that is not currently enforced at a development level. proximity principle), especially the use of on-site a) How the requirements of the Westminster Code of 5.2.11 Policy MES2.2 provides additional conditions where the waste treatment processes such as anaerobic Construction Practice will be met. existing Westminster requirement to provide internal digestion, in-vessel composting and waste-to- b) What agreements have been made with waste collection points cannot be met. energy processes. Westminster City Council regarding the storage 5.2.12 Policy EMS2.3 clarifies that it is a requirement for all (ii) The use of waste consolidation, to minimise and collection of CDEW from the site during major developments regardless of construction cost. The vehicle journeys by large waste collection development. SWMP requirements go beyond those specified in the vehicles. Consideration should be given to the use c) How waste generated during construction, CoCP or the repealed SWMP regulations. of existing consolidation schemes, and to setting demolition and excavation will be minimised, 5.2.13 Policy MES2.4 requires developers to demonstrate how up new systems. Consolidation systems should reused, recycled and recovered. the targets in the London Plan will be met. make use of low-emission vehicles, pneumatic d) How the wider environmental impacts associated conveyance systems, manual waste movements, with waste generation will be minimised and and compaction equipment to minimise mitigated. the number, frequency and impact of waste MES2.4 In support of the London Plan target to exceed collections. recycling and reuse levels in CDEW of 95% by MES2.2 All new development must either: 2020, development proposals must demonstrate a) Provide an off-street collection point, unless there either: are exceptional circumstances which preclude it. a) How CDEW will be segregated at source. b) Where no feasible solution can be found for the b) Where space constraints prevent source provision of a suitable off-street waste collection segregation, that the chosen waste contractor point, the developer must demonstrate how the is able to achieve high levels or recycling and hand-over of waste between the premises and recovery. their waste contractor is to be managed in order to minimise the time that is spent with waste on the street. 64

MES3: Materials MES4: Carbon

MES3.1 All development proposals should demonstrate how MES3.3 All developments should exceed the standards for MES4.1 All new non-domestic developments shall be Zero onsite reuse of demolition waste as a construction materials outlined in the Mayor’s supplementary Carbon. This shall be defined as a 100% improvement

material will be supported, where possible. planning guidance on sustainable design and over the Target Emission Rate outlined in the national Policies Planning MES3.2 All developments should adopt sustainable and construction. Building Regulations. responsible sourcing approaches, including a MES4.2 All new developments shall demonstrate that consideration of ethical issues in the supply chain measures will be put in place to manage energy use of key materials. in operation, ensuring that developments meet their energy performance commitments when in operation. Environment & Sustainability & Environment Reasoned Justification (a) Use of materials with high-recycled content. Reasoned Justification 5.2.14 Policies MES3.1-3 require developments to go beyond the (b) The avoidance of materials with high embodied 5.2.18 The London Plan includes a requirement for all residential measures set out in the London Plan, which include: energy. developments to be Zero Carbon from 2016. Non- (a) Minimising the generation of waste and maximising (c) At least three of the key elements of the building residential developments are currently required only reuse or recycling (policy 5.3). envelope (external walls, windows roof, upper to comply with Building Regulations. Policy MES4.1 is (b) Supporting recycling and reuse of construction floor slabs, internal walls, floor finishes/ therefore a requirement over and above the London Plan materials (policies 5.16, 5.18 and 5.20). coverings) are to achieve a rating of A+ to D in for all non-residential developments. Embodied carbon (c) Securing sustainable procurement of materials, the BRE’s The Green Guide of specification. shall also be considered. using local supplies where feasible (policy 5.3). (d) At least 50% of timber and timber products 5.2.19 The definition of Zero Carbon in the London Plan relates 5.2.15 Policy MES3.1 builds on the requirements in the London sourced from accredited Forest Stewardship to the Target Energy Rating (TER), as defined in the Plan by promoting the use of demolition waste onsite Council (FSC) or Programme for the Building Regulations. As such it applies to regulated energy where appropriate. This reduces air pollution and Endorsement of forestry Certification (PEFC) only. There is a general requirement (London Plan policy carbon dioxide emissions associated with transporting source. 5.2D) to address energy efficiency of non-regulated loads aggregates to and from worksites. (e) Environmentally sensitive (non-toxic) building within the scope of the Energy Assessments required 5.2.16 Policy MES3.2 builds on the London Plan requirements materials and the avoidance of the use of for planning. The assessment of the TER is carried out for sustainable and responsible sourcing by emphasising materials or products that produce VOC (volatile at the design stage, and does not reflect real operational the consideration of ethical issues in the supply chain. organic compounds), formaldehyde (which can carbon emissions. The specific requirement (MES4.2) for This is in response to the recognition the construction affect human health). developments to incorporate measures to manage energy sector needs to take steps to address the risks of Modern (f) Materials that are durable to cater for their level performance in operation is a new requirement over and Slavery in supply chains101. of use and exposure. above the London Plan, aimed at minimising the so-called 5.2.17 Policy MES3.3 states that developments should exceed “Performance Gap”. the standards for materials outlined in the Mayor’s Supplementary Planning Guidance on sustainable design and construction102. Developments should go beyond compliance to achieve best practice across all measures. Key measures include:

101 https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/380510/FactsheetConstruction.pdf 102 https://www.london.gov.uk/sites/default/files/gla_migrate_files_destination/Sustainable%20Design%20%26%20Construction%20SPG.pdf Section 2.7 65

Infrastructure, Management, III Monitoring & Review 6 Infrastructure 66 Requirements 67

105 and enhanced over the lifetime of a plan , and to receipts allocated; and Infrastructure set a standard levy per additional square foot of built (b) a generic list of priorities to which new development 6.1 development which a proposal will generate. Each should contribute where relevant, necessary and development pays the levy to the Council, who then fairly and reasonably related in scale and kind to the applies the funds to the specified infrastructure.106 development as material considerations (our own 6.1.4 CIL has not replaced s.106 Obligations altogether; they infrastructure list). CIL & s.106 are still used to secure site-specific infrastructure and 6.1.10 Whilst the requirements and priorities of the Plan in this other requirements not covered by the CIL payment.107 regard are set out in full in the relevant sections above, 6.1.5 As the ‘Collecting Authority’,108 WCC hold all receipts these are summarised in section 6.2.2 below. from CIL and s.106 Obligations to spend on their own

How the Community Benefits from infrastructure requirements. Ongoing Monitoring of CIL Spending and Review & s.106 CIL s.106 Obligations and CIL 6.1.6 Once the Plan is made, the Forum is able to specify to 6.1.11 London Borough control of the 25% of CIL money earned 6.1.1 A key consideration which affects a decision whether WCC our own list of infrastructure requirements. At locally is a wider issue that has been taken up by the or not to grant planning permission is the way a least 25% of CIL money paid by Mayfair development Neighbourhood Planners Network. 111 proposed development responds to and impacts on must then be spent within Mayfair. WCC must engage 6.1.12 The Forum will review the spending on CIL and CIL its surroundings. In the past, local councils set out in with the Forum and agree with us how that money is to be priorities annually at its annual general meeting. policy those areas to which they expected developments spent in Mayfair.109 6.1.13 Any proposed changes to the CIL spending priorities will to contribute, where directly related, necessary and 6.1.7 Further, the policies in the Plan provide justification for be published for comment by the community and any proportionate the relevant development, so that area- specific developments contributing via s.106 Obligations other interested parties. Once finalised, the new list will wide improvements could be secured. Examples might to new infrastructure in their vicinity. They also outline be published on the Forum website and in any published be new family housing developments making financial the sort of priorities which new development might affect literature as appropriate. contributions to the improvement or provision of new and are required to resolve in order to mitigate their schools; or securing the provision of affordable housing. impact. As well as area-wide improvements, developments would then also have to mitigate site-specific negative Allocation of CIL Receipts impacts caused by the proposal in question. Such 6.1.8 In respect of the 25% CIL receipts for Mayfair contributions could only be sought where they complied developments which WCC must spend in order to with the requirements of national policy, namely that it address the demands that development places on is: necessary, directly related, and fairly and reasonably Mayfair, the allocation of funds is, in principle, broad. related in scale and kind to the development in question.103 There is freedom to spend the money in Mayfair on 6.1.2 Traditionally, these material considerations would “the provision, improvement, replacement, operations be resolved by a combination of planning conditions or maintenance of infrastructure or anything else attached to a permission, and s.106 Obligations. that is concerned with addressing the demands that 6.1.3 In 2010, the Government introduced a new tax on development places on an area.” 110 development to standardise some of the area-wide contribution which a development makes. This is This Plan’s Priorities known as the Community Infrastructure Levy.104 6.1.9 This Plan specifies the Forum’s priorities: All councils have the opportunity to specify in a list (a) of specific infrastructure of Mayfair-wide importance what infrastructure they would like to see improved to which the Forum would like to see the 25% of CIL

103 NPPF 204. 104 See the 2008 Act Part 11, and the CIL Regs. 105 CIL Regs 123. 106 CIL Regs 59. 107 CIL Regs 123(3). 108 CIL Regs 10. 109 PPG “Community Infrastructure Levy” para 073. 110 CIL Regs 59F(3). 111 http://www.neighbourhoodplanners. 68

6.2 Infrastructure Neighbourhood Infrastructure Requirements Requirements Infrastructure Neighbourhood

6.2.1 The planning policies in this Plan make reference or a financial contribution to public conveniences Other Required Infrastructure Items to the desire for certain schemes and infrastructure in the vicinity of the development (Policy MR4). 6.2.3 CIL requirements exclude works that may be required requirements to be funded by s.106 agreement for (ii) Where a development is providing a social/ within development sites and work required in order relevant developments, or through CIL funding. community facility floorspace, the use of this to make a specific development acceptable in planning 6.2.2 Through consultation, further infrastructure floorspace as a social/community facility will be terms. requirements have been identified by the community. secured through a s.106 Agreement (Policy MSC). 6.2.4 During consultation, further general items of Mayfair- For convenience, these are summarised into the wide importance were identified. These are: (1) following three categories. Identified Policy Priorities for CIL Receipts Communication infrastructure e.g. improved ultra- (a) Public Realm Improvements - Public Realm fast broadband; (2) Greening & streetscapes; (3) Identified s.106 Contributions improvements across Mayfair in accordance Public amenity; (4) Personal safety; (5) Alleviation of (a) Public Realm improvements in the vicinity of the with principles contained within Policy MPR1. homelessness. A list of specific ideas from consultation is development in accordance with the principles (b) Transport and highways – transformational included in the Neighbourhood Management section. contained within the Plan (Policy reference: MPR1 change to Park Lane. MPR2, MPL1, MPL1.2, MPL1.3, MR4). (c) Social and community facilities – public conveniences (b) Social and community facilities: and provision of social and community facilities within (i) Major retail development to provide public Mayfair. conveniences either within the development 69

6.5 The Forum has also identified the following 6.3 neighbourhood management aspirations: Aspiration Action

• Alcohol related anti-social Infrastructure Promote Mayfair’s green spaces Identify community stakeholders Neighbourhood behaviour as a place for community activity, to collaborate with. Take • Busking (particularly with particularly Berkeley Square and inspiration from events such amplification) Grosvenor Square. as Grosvenor’s Summer in the Management • Sex trade adverts in phone boxes Square event. • Mis-use by non-residents of residents’ parking bays Introduce a Rotterdam Model of Forum to take this action forward • Pugging (forceful sales policing where instead of annual with relevant bodies. techniques of cosmetic sellers) targets, police give a grant of so and chugging (charity workers) many man-hours per month to • Shisha establishments be used according to the precise • Feeding of pigeons needs of the area concerned. Management Neighbourhood • Early or late noise from street sweepers and vehicles 6.3 The Forum has identified neighbourhood management Sponsorship of a Mayfair in Forum to action with other bloom competition community sponsors including issues within Mayfair that cannot directly be addressed Dirty streets following rubbish Work with WCC to co-ordinate Wild West End. by way of planning policy but which need to be addressed collections street cleaning after rubbish collections through the promotion so that the Forum’s vision to ‘make Mayfair the most Ability to speak/provide Improve communication channels Cafés etc to clean forecourts of waste collection consolidation desirable and attractive area of London to live work and representations at Planning with WCC so that there is greater pavements from split bags. schemes. Promote initiatives to visit’ can be achieved. Committees where Mayfair local awareness of planning minimise waste bags on the street 6.4 Many of the issues identified fall within the remit of applications are being discussed application in the area. by enforcing time restrictions. licensing and the Forum’s ambition is to improve the identified shortcomings of licensing by continuing Ineffective licensing resulting in A dialogue is already taking place discussions with WCC on how these can be improved: detrimental impact on residential between WCC and local resident amenity groups and the consensus is that: 6.6 From consultation, the following specific items were 1. There should be a presumption identified for improvement, potentially through monies Issue Action in favour of core hours for any allocated by the Council. Idling (chauffeur cars, minicabs, Work with WCC to move from licence affecting residential delivery vehicles) an educational to enforcement amenity. (a) Street lighting (i) Play facilities in Mount Street approach (parking attendants to 2. There should be restrictions (b) Pollution (artificial trees) Gardens / wider Mayfair move on idling vehicles/require on outside drinking as to: (i) Greening projects (j) Homeless people engines to be switched off/ (a) numbers (d) Public realm initiatives (k) Access to parks / public reducing vehicle numbers) (b) space (c) time (i) SMART / Bond Street squares Reduce traffic flow Work with WCC to promote and 3. The cumulative impact of rojects (i) Safety / improvements encourage alternative means of licences should be taken into (ii) Public Art Projects (l) Community uses of squares transport including electric and account either formally or (e) Streetscapes (i) Café / refreshments autonomous vehicles unofficially when new licences (f) Communications (m) Signage are being considered. improvements (i) Heritage Nuisance and anti-social Work with WCC to explore ways (i) Fibre enable the Mayfair (ii) Way finding behaviour: that these types of nuisance and Consolidation of Waste and Existing retailers will have regard telephone exchange (to (n) Mayfair Museum •Cycling on pavements, anti-social behaviour can be Delivery Servicing to the WCC and Forum policy provide ultra-fast broadband (o) Down Street Station wrong way up one-way reduced and managed. to secure the consolidation of connections). (p) Other community projects / streets, jumping traffic lights Where a phone box is genuinely vehicle movements in Mayfair, (g) Technology improvements spaces •Pedicabs redundant, seek their removal. and the Forum will ensure that – 5G (q) Improvements to Mayfair •Begging Where listed, seek alternative targets are met with returns (h) Public toilets Library •Rough sleeping uses. being provided to WCC. 70

7.0 Infrastructure Monitoring & Review Monitoring & Review & Monitoring

How does this document live and get reviewed? 7.3 The life of the Plan is 20 years. We anticipate that 7.1 The Forum will continue beyond this Plan being made. revisions and updates will be required in response Whilst the main focus of the Forum to date has been on to changes in the environment, infrastructure being the production of the Plan, there are other functions too: delivered, and priorities of the community evolving. (a) Promoting local events and community engagement. These will require separate consultation and adoption (b) Commenting on planning applications of note in the area, processes, which will be managed by the Forum and including at committee. WCC. (c) Being a sounding board for other local community groups. 7.4 The Neighbourhood Planning Act came into force (d) Discussing issues of importance to membership about on 27 April 2017. It refines the legislation governing the way Mayfair is changing. neighbourhood planning, including clarifying: (e) Being an organisation to lobby WCC on these issues. (a) the status of draft plans in planning decision making112; 7.2 These functions will continue on after the Plan has (b) the process for how minor amendments to adopted plans been made. In addition, the Forum will monitor can be made113; implementation of the policies in this plan, particularly: (c) the effect of parish council boundary changes on (a) To ensure funding is being applied correctly. designated neighbourhood areas114; and how local (b) Policies are being applied consistently and interpreted planning authorities will provide assistance to correctly in response to applications. neighbourhood forums during the process of drafting, (c) Reviewing the policies and updating where appropriate. consultation and making of neighbourhood plans.115

112 Clauses 1-2. 113 Clause 3. 114 Clause 4. 115 Clauses 5-6. 71

8.0 Next Steps

8.1 If and when 8.2 A majority is required 8.3 If a majority is not 8.4 Adoption means that the Examiner in both referendums achieved in either one the plan will become recommends that the in order for the plan of the referendums, part of the statutory draft plan has met the to be made. If this then it is up to WCC local development basic conditions, it is is achieved, WCC to decide if the plan plan for Mayfair. then able to proceed must adopt the should be made. to referendum. WCC neighbourhood plan Planning Policy are responsible for as soon as reasonably Guidance advises the referendum possible, subject that WCC should set and as the Mayfair to any concerns it out its criteria for neighbourhood area may have regarding making this decision has been designated compliance with before the referendum as a business area international process starts.117 two referendums are environmental and required; one for the human rights law. residents, and one for the businesses of Mayfair.116

116 2004 Act s.38A(5). 117 See Planning Practice Guidance “Neighbourhood Planning”, paragraph 63. 72 Chapter name Chapter Page Example Page

Appendices APPENDIX 1 Westminster City Council. approved in relation to an area. small-scale retail units selling Procedure) (England) serve the residential, business, 73 Glossary either Convenience Goods, or (Order) 2015. and visiting population of Conservation Area an area East Mayfair means the area which support the resident, Mayfair. Class a class as defined in of notable environmental of Mayfair identified on the worker and visitor populations Mayfair Neighbourhood Mayfair Special Policy the Town and Country (Use or historical interest, or map on page 28. of Mayfair, including, but Area (“Mayfair”) the area Area the area designated as Classes) Order 1987. importance which is protected not limited to chemists and of land covered by the Mayfair the Mayfair Special Policy Area by law against undesirable Entertainment Use A3 health services, dry cleaners, Neighbourhood Plan formally within the City Plan. Central Activities Zone changes. Within the Mayfair restaurants and cafés, A4 supermarkets, post offices, designated by Westminster

(“CAZ”) an area within Neighbourhood Area there are public houses and bars, convenience food shops, City Council. National Planning Policy Appendices Central London, extending 3 conservation areas: Mayfair, A5 takeaways and other newsagents, coffee shops, Framework (“NPPF”) A across 10 of the London Regent Street and Royal Parks. entertainment uses including cafés, and neighbourhood Mayfair Neighbourhood document setting out the boroughs, as designated by D2 live music and sui generis restaurants. Forum (“the Forum”) Government’s planning an indicative boundary in the Convenience Goods basic nightclubs and private the body that leads on the policies for England how these London Plan. goods or services which people members’ clubs. Local Green Spaces production of the Mayfair are expected to be applied, may need on a weekly, if not Grosvenor Square, Berkeley Neighbourhood Plan formally providing a framework within Central Mayfair the area of daily, basis. Convenience goods Greater London Authority Square, Hanover Square and designated by Westminster which local and neighbourhood Mayfair identified on the map retail uses include grocers and (“GLA”) Regional government Mount Street Gardens being City Council. plans can be produced. This on page 28. newsagents, and fall within A1 organisation established by land identified for special document must be taken into Retail in accordance with the the Greater London Authority protection as green areas of Mayfair Neighbourhood account in the preparation of City Plan (“CP”) the Town and Country Planning Act 1999, comprising the particular importance to the Plan (“the Plan”) this local and neighbourhood plans Westminster City Plan (Use Classes) Order 1987 and Mayor of London and a local community. document which sets out and is a material consideration published by Westminster its subsequent amendments. separately elected assembly planning and land use in planning decisions. City Council containing both body. It is a strategic regional Local Shopping Centres policies for the Mayfair strategic and detail policies to Core CAZ the area designated authority, with powers over small centres designated Neighbourhood Area at a Oasis Area an area designated manage the city and deliver as the Core Central Activities transport, policing, economic within the City Plan as areas very local scale, prepared in as providing an area of rest future development to be Zone within the City Plan. development, and fire and mainly providing facilities accordance with the Town and supporting the main retail used in determining planning emergency planning. for people living or working and Country Planning Act areas in WESRPA. applications. Creative Industries has the nearby. 1990, the Planning and meaning given to it within the Large-Scale Retail large Compulsory Purchase Act Other Shopping Centres Civic Enterprise Fund a City Plan (see paragraphs 3.24, retail units, often occupied by Local Stress Area an area 2004, the Localism Act 2011 areas identified within the fund created by the Council 4.20 and 4.35). international retailers which within Mayfair which the and the Neighbourhood City Plan falling within the which assists in the creation are primarily located on Oxford Forum considers meets the Planning Regulations 2015 (as CAZ which contain a range of new ventures that support Creative Originals retailers Street, Regent Street and Bond requirements to be designated amended). of distinct shopping areas economic development within whose goods are based on the Street. a Stress Area. and where retail floorspace the City of Westminster manufacture, production or Mayfair Shopfront is encouraged due to their through both financial and sale of physical artefacts, the Local Community Use use of London Plan (“LP”) Guidance a document to be contribution to Westminster’s non-financial investments. value of which derive from Mayfair’s green spaces by the London’s Spatial Development prepared by the Forum setting unique and varied world class their perceived creative or local community for not-for- Strategy published by the out guidance on the design of retail offer. Community Infrastructure cultural value and exclusivity. profit recreational, social and Mayor of London under the new shop fronts against which Levy (“CIL”) a levy allowing Examples are designer fashion, cultural events and activities, provisions of the Planning and new proposals for shop fronts Planning Policy Guidance local planning authorities to bespoke tailoring, craft-based such as, for example, local Compulsory Purchase Act and signs will be expected to be (“PPG”) guidance issued raise funds from owners or activities such as jewellery and amenity society fundraising 2004. in accordance with. by Government supporting developers of land undertaking arts and antiques. events, local school events, policies contained within new building projects in the theatre, music, art, wellbeing Major development Mayfair Shopping the National Planning Policy area. It is chargeable on each Development Plan the and fitness. as defined by The Town Frontage a range of other Framework. net additional square metre of development plan documents and Country Planning retail frontages in Mayfair, development built and is set by which have been adopted or Local Convenience Retail (Development Management important for the way they Savile Row Special Policy the area designated as commercial uses, the local Regs”) Planning Guidance, March Pedestrian Safety Action Plan Area 74 the Savile Row Special Policy environment, and to the 2016 (undated) Area within the City Plan. character and function of the Crossrail, Bond Street, http:// locality. www.crossrail.co.uk/route/ Mayor of London, Way to Go!, Transport for London, Safe Small-Scale Retail small APPENDIX 2 property-developments- 2008 Streets for London – The Road retail units which are primarily Town Centre an area References and-urban-realm/property- Safety Action Plan for London located on Mayfair Shopping designated within the City Plan developments/bond-street Neighbourhood Planners. 2020, June 2013 Frontages. as serving visiting members of Carrington, D., ‘London (accessed 26 January 2017) London, http://www.

the public with uses including breaches annual air pollution neighbourhoodplanners.london/ APPENDIX 3 Appendices Social and Community A1 retail, non-A1 retail, health, limit for 2017 in just five days’, Department for Communities (accessed 27 January 2017). Public Realm Facilities which are available libraries, entertainment Guardian, 6 January 2017, and Local Government, Strategy to and serve the needs of local facilities, hotels and offices. https://www.theguardian.com/ National Planning Policy Neighbourhood Planning communities and others. They environment/2017/jan/06/ Framework, March 2012 (General) Regulations 2012 Executive Summary include both public and private Transport for London london-breaches-toxic-air- Department for Communities (“2012 Regs”) Our vision is to make Mayfair facilities including schools, (“TfL”) the local government pollution-limit-for-2017-in- and Local Government, the most desirable and libraries, post offices, places organisation responsible for just-five-days,(accessed 26 Consultation on proposed Planning Act 2008 (“2008 attractive area of London in of worship, art galleries and most aspects of London’s January 2017) changes to national planning Act”) which to live, work or to visit. museums. transport system. policy, December 2015 We aim to achieve: City of Edinburgh Council v Planning and Compulsory • Less noise, pollution, Special Policy Areas Tyburn Opportunity Secretary of State for Scotland Department for Communities Purchase Act 2004 (“2004 congestion and dislocation areas of notable interest or Frontage means the frontage [1997] 1 W.L.R. 1447 and Local Government, Act”) By working with Westminster importance due to the cluster identified on the map at page Consultation on proposed City Council, Transport for of uses contained within them 30 which is designated as City of Westminster, Cycling changes to national planning Planning (Listed Buildings and London and others, to reduce for which additional policy an area for retail growth in Strategy, November 2014. policy, December 2015 Conservation Areas) Act 1990 traffic levels in Mayfair by 50% protection is given. Within accordance with Policy MTR. (“LBA 1990”) over the life of the Plan. the Mayfair Neighbourhood City of Westminster, Local Draft City Plan (2018), City of • More space for more Area there are 2 Special Policy West End Retail Frontage Implementation Plan 2011/12 Westminster Roads Task Force, The Vision people Areas: Savile Row SPA and means the retail frontages to 2013/14, 2011 and Direction for London’s By creating comfortable streets Mayfair SPA. located at 3 – 535 and 4 – 556 Draft London Plan (2017), Streets and Roads, July 2013 for the increased numbers of Oxford Street, 49 – 259 and City of Westminster, Open Mayor of London people and prioritising people Stress Areas areas within 50-270 Regent Street, 1 – 81 Space Strategy, February 2007 Roosevelt Memorial Act 1946 over vehicles by: the West End identified by and 87 – 180 New Bond Street Historic England, Listing, (i) Widening footways, the Council within the City and 1A – 50 (consec.) Old Bond City of Westminster, Trees https://www.historicengland. Town and Country Planning removing clutter and Plan were it believes that Street identified within the and the Public Realm – a tree org.uk/listing/ (accessed 26 (General Permitted facilitating easier crossings. restaurants, cafés, takeaways, City Plan as Primary Shopping strategy January 2017) Development) (England) Order (ii)Handing back space to public houses, bars and Frontages within International for Westminster, 2011 2015 (“GPDO”) pedestrians for those parts of other entertainment uses Shopping Centres. London Plan (2016) Mayor of the day or week when it is not have become concentrated City of Westminster, London Town and Country Planning needed for other purposes. to an extend that harm is West End Special Retail WestminsterWalking Strategy Act 1990 (“1990 Act”) • More attractive space in being caused to residential Policy Area (“WESPRA”) (2017-2027, December 2017) London Squares Preservation our streets amenity, the interest of other the area designated as the West Act 1931 (“1931 Act”) Transport for London, By encouraging active End Special Retail Policy Area City of Westminster, Delivering the vision for management of the public within the City Plan. Westminster Way – public Mayfair Neighbourhood Forum London’s streets and roads – realm, we will seek to: realm strategy, 2011 Consultation Report (2016) TfL’s response to the Roads Task (i) Ensure that Mayfair has West Mayfair means the area Force, July 2013 clean and tidy streets of Mayfair identified on the Community Infrastructure Mayor of London, Central (ii) Have streets that are map on page 28. Levy Regulations 2010 (“CIL Activities Zone Supplementary Transport for London, attractive to and meet the needs of the principal • A more sustainable and • Increased number of ‘white There has been a nearly 50% % of traffic % of traffic Reduction Reduction Type of traffic 75 users of those streets healthy environment van’ deliveries reduction in people entering (PCUs1: m/cycles & AM peak2 PM peak2 of this type of all traffic whether residential, retail • World class infrastructure • Increased demands, from the central London by car and bikes excluded) (PM peak) or commercial. Address the including electrical, digital and logistics industries, for night- motorcycle between 1997 and Taxis 13% 35% 30% 10.5% adverse impact of begging, transport services. time deliveries 2014 and significant reductions PHVs 6%3 10%3 30% 3.0% rough sleeping, street trading, • Increased demand for in the number of buses in 3 3 pedicabs and unlicensed electrical re-charging points Oxford Street are proposed for Cars 16% 15% 10% 1.5% “musicians” and performers 3. The big picture 2017 (40%) and subsequent Buses 32% 30%3 90% 27.0%

• A more sustainable and The following factors will 4. Ways to achieve years. Regent Street has Goods vehicles to RS 7% 2% 80% 2.4% Appendices healthy environment affect London’s public realm our objectives experienced a 30% reduction in Other goods vehicles 26% 8% 30% 2.4% By stressing the importance over the next decade: Lower levels of traffic flows since 1997. of a sustainable and healthy • Growing population motorised traffic The table below summarises Total 100% 100% 46.0% environment, we will seek to • Growing levels of Motorised traffic, which in encourage others to: employment the context of central London Footnotes: 1. PCUs means Passenger Car Unit and weighs vehicles on the basis of the road space they occupy: Private Car, taxi or PHV = 1; Bus/ (i) Achieve World Health • Rising visitor numbers means predominately diesel Lorry = 3.52. 2. % of traffic ignores cycles and motorcycles. 3. Split between cars & PHVs is based on a survey undertaken in August 2016 and will tend to overstate cars and understate PHVs Sources: Traffic Survey undertaken on Regent Street just south of Oxford Circus May 2016. Prior to the Organisation air quality • Rising “quality of life” lorries, vans, buses and taxis, implementation of any public realm scheme that impacts upon traffic, parking, traffic lights, deliveries, walking, cycling or access to premises, it essential standards with less noise, expectations is the largest contributor to that traffic modelling is undertaken to ensure that the costs and benefits of any scheme can be fully evaluated and to ensure that it is compatible with other policies and aspirations contained within the Neighbourhood Plan. Although many of these issues are beyond the remit of the Neighbourhood Plan broader biodiversity and a • The opening of the Elizabeth London’s air pollution and to control, the following outlines our approach to help achieve this essential change. sustainable environment. Line (Crossrail 1) is the most prevalent source (ii) World class services for • The Tube upgrade and of noise pollution. It can world class businesses and associated 24/7 working be dangerous and causes homes • The prospect of Crossrail 2 dislocation to people trying to how a 50% target reduction (iii) Maximise recycling 4.2 Personal transport By working with utility • Increased public safety and get round Mayfair and the West in the West End could be helping to ensure that zero Improve walking providers, Westminster City security issues in crowded, End on foot. Such vehicles also achieved and the following waste goes to landfill infrastructure in addition to Council and key stakeholders, iconic spaces occupy, and have allocated to paragraphs set out how these (iv) Are economically viable the policies set out above, we we will ensure that Mayfair These are all likely to increase them, a disproportionally large reductions could be achieved: for their customers encourage walking through: has the highest standards of the number of people in the part of the public realm. • Wayfinding: Legible London connectivity by: Improving West End and modify their If left unchecked, the factors Construction deliveries signage has already been the provision and resilience behaviour. outlined above would result in 4.1 Goods Uncoordinated deliveries installed in parts of Mayfair of key infrastructure; In parallel with these “macro” a substantial increase in traffic We support the principle of and waste removal from but should be extended to specifically electricity supplies, trends the following “micro” levels. However, the other reducing delivery vehicles in construction sites has other streets, particularly to communications, water and gas changes are likely: demands on the public realm Mayfair by reasonable means damaging impacts on Mayfair support pedestrian access to services. • Ever tighter air quality and will also grow through the need including retail delivery carrier and must be reduced. On all the Elizabeth Line Bond Street other environmental regulation to provide more facilities for nomination and consolidation, developments in Mayfair, station entrances. It should 1. Vision • Enhanced demand for, and cyclists, electric vehicles and preferred supplier deliveries contractors must use the encourage pedestrians to take Good place-making benefits pressure from, the evening and pedestrians and require more for commodity items and Construction Consolidation safe, less polluted routes to the wider community by night-time economies space, as a result of the growth schemes to reduce the number Scheme or other measurable their destinations. creating places which are • Increased levels of personal in population, employment of individual deliveries of ways to reduce vehicle • We will encourage public enjoyable for those who live in, deliveries to workplaces and visitor numbers. In order personal goods to offices and movements. All construction realm initiatives that support work in and visit Mayfair. • “Flat White Economy”; to meet the challenge, we need homes. contracts entered into Westminster’s Walking 2. Our broad objectives smaller businesses with just in to implement measures that Waste collections pursuant to a planning consent Strategy • Lower levels of traffic: less time (JIT) deliveries and little will change the way logistics Waste consolidation schemes should require the contractors Improve cycle infrastructure noise, pollution, congestion and support infrastructure work in our city to reduce its in Mayfair are supported, to use off-street parking and (i) New commercial premises dislocation • Increased numbers of volume and achieve statutory provided that they prohibit the use of on street should be designed to • More space for pedestrians minicabs (Uber and similar) air quality targets. (i) Reduce lorry movements parking spaces for vehicles that incorporate cycling facilities • More attractive spaces in our and, potentially, autonomous Some traffic levels are already (ii) Ensure that waste is kept can be parked off-street. including cycle storage, lockers streets vehicles reducing in central London. off the street and showers. Larger buildings should seek to provide cycle they should be zero-emission • Bond Street Open Streets addition to the area of a Some of these solutions have 76 repair facilities. vehicles by 2020. • Park Lane (East side) Where appropriate and subject size larger than Grosvenor been considered in the past, but (ii) We will promote the • Piccadilly (North side) and to servicing needs, we support Square itself; and the western have foundered, principally due provision of on street cycle Taxis Stratton Street around the the full, partial or occasional carriageway made two-way, to lack of resource. parking. We will support The ever tighter air quality Green Park Underground exit pedestrianisation of streets relocating or replacing, rather The potential for funding, appropriate and innovative regulations and electrification • Regent Street east footway such as has been the case in than losing, trees where including from s.106 solutions to help achieve of the taxi fleet are likely to (between Great Marlborough South Molton Street, Air Street necessary. The width of the obligations and CIL, will be effective use of space for change the way the taxi trade Street and Glasshouse Street) and Regent Street. crossing to Hyde Park from researched to enable delivery

cycle parking. We support the operates. Well located taxi • Princes Street and Hanover Subject to safeguarding the east side of Park Lane will of the project. Appendices principle of the Central London ranks provided just off the Square essential access for residents thereby be halved, and there Through high-level testing, and Cycle Grid but not at the main streets with battery • Glasshouse/Sherwood/Air/ and businesses, we would will be no visual blocks. More early consultation with TfL and expense of pedestrian priority. charging provisions should Brewer Streets support the appropriate pedestrian crossings can then WCC, Solution 1 appears most reduce taxis passing through extension of such closures on be provided. The speed limit deliverable, and will produce Private cars Mayfair empty, “plying for Temporal a limited number of Mayfair should be reduced to 30mph exceptional improvements; (i) We support a reduction hire”.. These locations need to Notwithstanding the proposed streets at weekends. It is a with more regular traffic lights. whereas Solutions 2 and 3, in the number of private cars be clearly signposted from the reduction in traffic levels smart use of street space On-street coach parking will whilst transformational, will in Mayfair whether used main pedestrian route. and the physical footway with road space being used be removed and taken into have greater challenges to their by residents, businesses or widening and de-cluttering to get people to work and for an improved underground delivery and implementation. workers. Private Hire Vehicles (PHVs) works outlined above, it is servicing on weekdays and as car park on Park Lane. Initial The impact of works on (ii) We encourage the use of Similarly to taxis, air quality acknowledged that kerbside more space for pedestrians at testing demonstrates that Mayfair’s significant heritage electric vehicles in Mayfair by regulations must apply fully to space is at a premium and we the weekend. this is physically achievable assets including archaeological providing charging points. PHVs and numbers of PHVs need to look at being smarter without requiring the priority areas requires should be controlled. in our use of street space. The Transforming Park Lane relocation of all but a handful of additional research. Further 4.3 Public transport following sets out ways to The following three solutions the existing trees in the central detailed work and modelling Buses Pedicabs achieve this. to transform Park Lane have reservation. will be required, not least The opening of the Elizabeth We will support measures to been considered as follows: (i) Solution 2 involves the because Park Lane is an line (Crossrail 1) in 2018 has properly regulate and control Dual (or triple) use (i) Solution 1 stands in its own tunnelling of the northbound important bus route and part of allowed TfL to undertake a Pedicabs. kerbside space right, but could also apply as carriage way of Park Lane the strategic highway network, review of bus routes through Connections to Tube and Kerbside space is a limited part of solutions 2 and 3. The entirely underground, to before formal proposals can central London on the grounds Crossrail stations resource under pressure. southbound carriageway of create a wonderful pedestrian be applied for and delivered. that: Pedestrian routes to public Providing it does not lead to Park Lane could be replaced environment with shared cycle In the meantime, the Forum •The extra east west capacity transport inter-changes need increased noise and pollution by a wide and generous and taxi drop-off locations, gives weight and support to means that the demand for to be strong. for residents, we support pedestrian thoroughfare. and Hyde Park opening its the development of further buses will decrease, and; innovative approaches so that, The hotels and other land eastern boundary entirely. This modelling and evidence to form • The additional people 4.4 More space for for example, space can be used owners facing onto Park solution has been discussed part of a Solution 1 proposal brought into central London pedestrians for deliveries in the morning, Lane would be encouraged and endorsed at London-wide and, given the potential area- will mean that some footways Spatial parking in the afternoon and to open their premises out level,52 and in fact dates back wide benefits outlined above, are predicted to have a 40% We will support public perhaps a taxi rank in the onto the pedestrian walkway, to 1911.53 The changes brought it is appropriate that publicly increase in pedestrian flows realm schemes that improve evening. In other locations activating spaces for street about in Solution 1 should also available funding is directed creating a need for more pedestrian comfort levels, loading pads can be used for cafés, shops, and restaurants be brought forward together to it. Strategic Environmental footway space. especially on the most deliveries in the morning and to enliven the street scene. with Solution 2. Assessment of any preferred The Neighbourhood Plan congested pavements. as footway in the afternoon and The central reservation (iii) Solution 3 involves solution(s) will be necessary supports proposals that reduce Pressure spots include: evening. This approach has should be integrated with the lowering of Park Lane. to satisfy the Environmental the number of bus services to • Oxford Street from Marble already been adopted in Regent the newly opened pedestrian The changes brought about Assessment of Plans and meet demand and for those Arch to Oxford Circus but Street south of Vigo Street, thoroughfare to create a large in Solution 1 could also be Programmes Regulations buses that continue to run especially around Bond Street North Audley Street new area of publicly accessible brought forward together with 2004. around or through Mayfair, that Station and Mount Street. green space – a green space Solution 3. are unsightly and lead to more begging and rough sleeping. be used to soften streets. The Highways Act. The exact nature Mayfair buildings need to 4.5 More attractive places 77 Dealing with the negatives litter, and vermin, on the street. For example external lobbies scope to put trees in the ground of the management duties have world class levels of fibre Less pollution and noise (i) New developments must or alcoves need to be avoided is strongly supported but can will vary from one location capacity, speed and diversity. The vehicle reductions have their own off-street refuse and where unavoidable (e.g. be limited by the number of to another but will seek to When public realm schemes outlined above will go a great facilities. Landlords should when fire escape doors open underground services. Other ensure that the management are being undertaken and in way to delivering this objective. require tenants to use, and pay outwards), the resultant forms of public realm greening regime for the public realm order to minimise the effect of The increased use of electric for, these facilities and prohibit lobbies need to be well lit and should be considered including; is commensurate with the future connections disrupting vehicles will also help and we them from putting any waste be monitored by security. • trees or other planting in demands placed upon it. the public realm, additional

support initiatives that will out on the street. (ii) Areas of buildings where containers; spare service ducts should Appendices assist that change. (ii) Restaurant waste is a people can sit, e.g. on window • window boxes and, 4.6 Sustainable and be installed. The provision of In order to reduce congestion particular problem for three sills, need to avoided unless • green walls. healthy outside new fibre networks requires but without damaging reasons; the volume of waste they are controlled. • We support strategies that additional telecoms cabinets residents’ amenity or business they produce; the unpleasant Public art enhance a healthy environment which if poorly sited can have a priorities, we welcome all nature of their waste, and Street trading A coordinated approach to in Mayfair, thereby improving detrimental effect on the public initiatives, such as freight and their peak trading hours often The historic licensed street public art, both temporary the experience for residents realm. The Neighbourhood waste consolidation, which leading to a conflict with the trading activity is unattractive and permanent, is encouraged and visitors. The principles of Plan supports the careful will lead to an overall reduction times when office cleaners and due to its inflexibility but it should not be installed the Vision for the Wild West design and integration of in the number of vehicles on put out office waste. Food has resulted in kiosks being at street level on the main End http://www.wildwestend. these cabinets into the public Mayfair’s streets. outlets must work with the located in positions which, as retail streets where pedestrian london/vision/ which seek to realm by either incorporating BIDs and the Sustainable a result of changing pedestrian movement could be adversely increase green infrastructure them into existing buildings, Clean streets Restaurants Association to movement patterns and affected. The consolidation through a combination of green installing them underground or The Business Improvement develop schemes to collect public realm improvements, of public art contributions so roofs, green walls, planters, combining them with existing Districts (BIDs, New West End and sustainably dispose of are now inappropriate. When that more meaningful art can street trees, flower boxes and cabinets. There should be no Company and Heart of London restaurant waste by a single undertaking public realm be afforded in more strategic pop-up spaces are supported net increase in street furniture Business Alliance) have operator, with no bags left schemes, the future location of locations is supported. on the basis that they will lead as a consequence of enhancing already introduced jet washing on the street and with no such kiosks must be addressed Public seating to an improvement in the digital connectivity. of the principal streets. collections occurring between at the inception of the public The provision of outdoor wellbeing of residents, workers Enhanced maintenance 22:00 and 08:00 in residential realm scheme design. seating, as places of respite and and visitors by increasing The provision of new fibre contracts need to be set up areas relaxation, is welcomed but in connections to green space networks requires additional as public realm improvement (iii) Some streets with limited Introducing attractive order to avoid the problems of and nature and by contributing telecoms cabinets which works are completed. Litter, footway space are particularly new features rough sleeping, skateboarding to improvements in local air if poorly sited can have a and the problems or chewing vulnerable to waste bags Alfresco dining and anti-social behaviour, it quality detrimental effect on the public gum, still blight our streets blocking footways and being The introduction of alfresco needs to be carefully designed realm. The Neighbourhood and as well as improving highly visible. dining has to be treated and managed. Sustainable drainage Plan supports the careful street cleaning, we also need The solutions may need to with care to avoid causing Green roofs, brown roofs and design and integration of to look at both the design and be street specific to take into pedestrian congestion and Management of the biodiverse roofs will contribute these cabinets into the public frequency of emptying the account the particular mix disturbance to local residents. public realm to sustainable drainage. We realm by either incorporating litter bins. of uses in that street and the We consider that it should only In certain locations, such as will support proposals that them into existing buildings, Pigeons, and the feeding of facilities available to deal with be introduced if a Pedestrian currently exists in Berkeley encourage rainwater re-cycling installing them underground or pigeons, create a public health rubbish. Comfort Level of Service of B1 Street where the evening/night- and seek to minimise surface combining them with existing nuisance and we support the or better is maintained and it time economy is disruptive water run-off and will oppose cabinets. There should be no introduction of measures to No begging, “chugging” should not be introduced on to both residents and visitors, hard surfacing schemes that do net increase in street furniture discourage roosting and people or rough sleeping the main retail streets or where landowners, occupiers or BIDs not support the principles of as a consequence of enhancing from feeding them. (i) We will promote initiatives residents live nearby. will be encouraged to enter into Sustainable Urban Drainage. digital connectivity. that design out the areas management arrangements No rubbish on the street which can harbour anti- Greening with Westminster City Council 4.7 Infrastructure Utility supplies Rubbish bags left on the street social activities including Greening can, in particular, under Section 111 of the Fibre connections Many of the utility services within Mayfair rely upon pedestrian environment.119 public realm enhancements. to Hyde Park. Whilst political statements. At the confusing, badly provided, and 78 over-stretched and outdated 1.3 WCC acknowledge for 1.6 The Roads Task Force the central reservation time of this Plan, there are a deterrent: infrastructure. Many cables, themselves a role in delivering report includes aspirations for provides an area of open clear Mayoral ambitions pipes and conduits are beyond change in this area.120 the improvement of roads and space, it is unusable and to pedestrianize the street (a) Grosvenor Square has a their original design life and 1.4 All of these priorities, in streets in the CAZ, including provides no respite other in some fashion.130 The confusing set of pedestrian public realm schemes offer particular the prioritisation of enhancements to the public than, in places, a dumping pedestrian environment crossings – particularly the opportunity to replace, pedestrians, have found more realm, prioritising walking ground. remains, however, heavily poor in the two eastern renew and expand these detailed expression elsewhere, and cycling and efficiencies to (b) Piccadilly suffers trafficked, with extremely corners. The pavement 131 services with minimum including: servicing. similarly to Park Lane. In poor air quality, and quality and size around Appendices additional disruption. The • The Westminster Way comparison to Park Lane, poor-quality pavements. the square is deficient.133 Neighbourhood Plan will SPD121 Existing Public/Private the road is much more (d) Regent Street’s public The west side of the therefore encourage the • The Walking Strategy Improvement Initiatives developed in its retail and realm has been improved, square was closed to traffic promoters of public realm (2017-2027)122 1.7 The need to enhance visitor interest, yet the with (for instance) wider in the aftermath of the schemes, Westminster • The Report of The Roads Mayfair’s public realm pavement is narrow, there footways on the west side terrorist attacks of City Council and the utility Task Force,123 and TfL’s has already been widely is a barrier to Green Park, and some of the east side. 11 September 2001. companies, to be proactive response to it124 recognised. There are many views to St James’s Palace However, the footways (b) Berkeley Square is perhaps in replacing and upgrading • West End Partnership’s existing initiatives which are at and St James’s Church on the east side and close the worst public realm services to the benefit of Vision 2030 various stages of preparation. have not been enhanced, to Oxford Circus are still environment around the Mayfair residents, businesses • “Safe Streets for London: 18. Due to the fluidity of public and an opportunity to link overcrowded and are likely squares of Mayfair in and the wider economy. The Road Safety Action realm proposals, rather than the Royal Academy with to become more so with terms of its provision for plan for London 2020”, 125 capture a “snapshot in time” Fortnum and Mason on the opening of Crossrail. pedestrians and cyclists. It 1 ‘PEDESTRIAN GUIDANCE and the “Pedestrian Safety of what is currently being the south side has not been The high volume of is hard to find the best way COMFORT GUIDANCE FOR Action Plan”126 proposed, the Plan seeks to taken. Enhancements traffic in the street lead to to enter the square. Traffic LONDON – TECHNICAL • WCC Cycling Strategy127 support key public realm have taken place, with the unpleasantly high levels comes too fast and too GUIDE’ content.tfl.gov.uk/ • “Places for People” and principles, whilst mapping recent return to two- of traffic noise and air heavily around the square pedestrian-comfort-guidance- “Public Realm Handbook and referring (at Appendix 3) way traffic, and a new pollution. and is often congested. It technical-guide.pdf for Mayfair and Belgravia”, to all existing proposals within Green Park underground (e) The junctions of these is difficult to find a way both commissioned by the area. entrance on the south perimeter routes are across the square when Grosvenor128 side of Piccadilly, allowing notorious for bad visiting streets in the direct access from Green pedestrian experiences vicinity from one location APPENDIX 4 1.5 For instance, within Existing Conditions Park itself into the station. and poor air quality – in to another. The pavement Public Realm Mayfair, The Walking Strategy Perimeter Routes However, the area around particular, Hyde Park quality is poor. and Heritage identifies the potential to 1.9 Mayfair is bounded by Green Park underground Corner and Marble Arch. (c) Hanover Square has been Background transform the pedestrian Oxford Street, Regent Street, station on the north disabled by the Crossrail environment along Oxford Piccadilly, and Park Lane. Of side is highly congested 1.10 All of these present Bond Street Station East Existing Policy and Policy Street linked with the opening these important shopping, with pedestrians at most significant opportunities for entrance works. This is Initiatives of Crossrail, involving a public transport, and traffic times of the day, and is enhancement. a temporary problem. 1.1 The London Plan reduction in the volume of routes, only Regent Street is of dangerous.129 There are However, on the opening encourages walking and buses using Oxford an acceptable quality. few clear and obvious Around Squares of Crossrail, it will be improvements to the Street and reconfiguration of north-south crossing 1.11 Mayfair’s green spaces are affected by an outpouring pedestrian environment.118 taxi ranks. The strategy also (a) Park Lane offers a poor routes in this area. Levels essential lungs in which the of new pedestrians seeking 1.2 The City Plan includes a refers to poor air quality, most pedestrian experience. of traffic on the street West End is able to breathe to move through Mayfair series of policies that relate notably Marble Arch, Park Its pavement is narrow. make it uncomfortable to and be at peace.132 Surprisingly, – both for the offerings to the quality of the public Lane and Hyde Park Corner. The road itself is an urban walk along. given their importance, in Mayfair itself, and to realm, which seek to ensure The strategy outlines motorway. It provides (c) Oxford Street has been the traffic and pedestrian get to other destinations that development prioritises opportunities for improving the a clear physical and the subject of many recent environment around all but beyond.134 and improves the quality of the pedestrian environment and psychological barrier policy initiatives and Mount Street Gardens is

118 LP policy 6.10. 119 For example CP policies S41 and S43 and para 2.48. 120 Westminster’s Local Implementation Plan (2011). 121 WCC 2011. 122 WCC December 2017. 123 ‘The vision and direction for London’s streets and roads’ (July 2013). The Roads Task Force is an independent body set up by the then Mayor of London in 2012 to tackle challenges facing London’s streets and roads. 124 ‘Delivering the vision for London’s streets and roads – TfL’s response to the Roads Task Force’ (July 2013). 125 ‘Safe Streets for London The Road Safety Action Plan for London 2020’, TfL (June 2013) 126 ‘Pedestrian Safety Action Plan’, TfL (undated). 127 WCC Cycling Strategy November 2014. 128 By Jan Gehl and Building Design Partnership respectively. 129 The proposals, the subject of planning permission ref 15/07627/FULL, will, if delivered, mitigate this somewhat by creating a new arcade link between Stratton Street and Curzon Street. 130 Valerie Shawcross, Deputy Mayor for Transport, announced plans to ban all traffic along Oxford Street from Tottenham Court Road to Marble Arch to the London Assembly on 13 July 2016.131 D. Carrington ‘London breaches annual air pollution limit for 2017 in just five days’, Guardian, 6 January 2017, https://www. theguardian.com/environment/2017/jan/06/london-breaches-toxic-air-pollution-limit-for-2017-in-just-five-days, (accessed 26 January 2017).132 See policies at chapter 2.2 below. 133 There are emerging proposals for the redevelopment of the American Embassy (16/06423/FULL & 16/06463/LBC) to the west of Grosvenor Square, which include public realm enhancements to this side of the Square. 134 There is a Hanover Square Public Realm Improvement Scheme which is currently being developed by WCC. 1.12 The interiors of Mayfair’s streets, whilst not necessarily City Plan Policy S25 Heritage, APPENDIX 5 79 squares are addressed in more seeking replication. provides policy protection Green Spaces: detail in chapter 2.2. for such assets. In addition, History, Laws and Heritage Conservation Area Directory Background Bond Street 1.1. Mayfair Neighbourhood 11: Mayfair 135, provides an 1.13 Perhaps most surprising Area has a rich heritage, evaluation of the historical History of all, the internationally including a particularly high development of the area, and Grosvenor Square is the recognised Bond Street has a concentration of some of details of listed buildings and largest public open space in

poor public realm experience London’s and the nation’s most key townscape features within Mayfair, and at eight acres Appendices in terms of pavement quality, significant heritage assets. the Conservation Area. is one of the largest garden pedestrian opportunities, squares in Westminster. It and heavy traffic flows. As illustrated below, many formed the central point of the Undoubtedly the retail offer buildings and structures development of the Grosvenor suffers. There has been some within the neighbourhood Estate in Mayfair from 1721 progress in recent times, due to area are listed, and the entire and, although presently the management and direction area is also designated as a managed by The Royal Parks,136 of the New West End Company Conservation Area. it remains the focal point of the and public realm improvement North Mayfair ‘Estate’. East scheme which commenced in Marylebone January 2017 to be completed Harley Street American diplomatic presence in time for the opening of Stratford has been a constant since 1785, Place Crossrail in late 2018. This so much so that during World Portman Estate street also suffers considerably 4 War Two, it was known as

5 from poor coordination of Soho Eisenhowerplatz. A number of waste and delivery traffic. Bayswater other statues commemorate Some consolidation has American politicians and recently occurred, but this Regent Street servicemen. The mix of hard could be greatly increased. Chinatown and soft landscaping is not currently a happy one and the 9 Regent Street and 2 visual amenity of the square Leicester Mount Street Square could be enhanced. Mayfair 1.14 Regent Street and Mount Haymarket Trafalgar Street are the two successes Square Hanover Square is the of Mayfair in terms of earliest of Mayfair’s garden public realm improvements. squares. Named after George Through careful, thoughtful, I, it was laid out in 1717 and Royal Parks and beautiful design is particularly important in improvements, the retail offer the development of London’s Mayfair Neighbourhood Forum has been able to develop and 11 St James's formal townscape as it aligns Conservation Area grow to become high-quality, Whitehall with Cavendish Square to Archaeological Priority Area international destinations in 5: Oxford Street/Bayswater Roman Road the north and the church their own right. 9: Great Estates of St George to the south. 1.15 Part of our initiative as 11: Hyde Park and Kensington Gardens Like Grosvenor Square, its 12 a forum will be to bring all of 12: Green Park architectural setting has, in Listed Building 10 Mayfair’s streets and public Grade I the 20th Century, changed realm areas up to the high Grade II* from the small scale to the standard set by these two Grade II more civic, and its planting 0 200 400 Kn°ightsbridge Albert Gate m Belgravia Green 13 © Crown copyright and database rights 2019 OS 100021668 and layout has changed beyond

135 https://www.westminster.gov.uk/sites/default/files/mayfair_conservation_area_directory.pdf136 On behalf of the Department for Culture, Media and Sport (DCMS). The Contracting Out (Functions relating to the Royal Parks) Order 2016 passed on 26 October 2016 allows for Square now to be privately managed recognition over nearly 300 Stanley Peach, gave the gardens ornamental garden, pleasure situated above the Duke Street by, amongst other things, specified as “Sites of 80 years. In the wake of Crossrail, a flamboyant Edwardian ground, or ground for play, rest Transformer Station, is listed making the most of and Importance for Nature WCC have commissioned a Baroque architectural or recreation. It is an offence as a Grade II structure and one extending its wealth of open Conservation” (SINC). study which will transform framework, which remains to erect or place any building of a very rare number of “roof and green spaces and natural These are to be protected the appearance of the garden intact to this day. The gardens or other structure on or over gardens” to be so designated. environment, realising its and enhanced, and any for the fifth, and perhaps, final were closed in the 1980s but any protected square, except potential for improving proposals, whether temporary time. The square contains transformed and re-opened by where necessary in connection Tree Protection Londoners’ health, welfare and or permanent, will need to a number of distinguished the Grosvenor Estate in 2013 with the authorised use.140 An • All trees in Mayfair are development.150 Part of that demonstrate that they do not 148 151 statues. and now boast a rich and varied injunction can be applied for protected trees, and they extension is to be in the CAZ. have a detrimental impact on Appendices series of container planters, to protect the squares from are the subject of local • The London Plan adopts the habitats or populations Berkeley Square was laid out public art and a cafe. any apprehended breach.141 In guidance on their protection this recommendation and supported in these sites. SINCs in 1730. It is celebrated for its the case of Mayfair, it is WCC’s and enhancement, having identifies that communities will be protected and managed London Plane trees. Planted Legal Status responsibility to enforce the regard to their positive impact now have the possibility of for their ecological value as the in 1789, they are probably the National Heritage Act 1983 provisions of the 1931 Act.142 on townscape, amenity, designating smaller-scale priority. 159 most mature in London and • The 1983 Act allows a • Berkeley Square and Hanover biodiversity and historic green spaces of particular local give the Square the greatest register to be drawn up Square are both protected character.149 significance through local NPPF arboricultural presence in which contains gardens and by the 1931 Act.143 Grosvenor and neighbourhood plans for • The NPPF seeks to protect Mayfair. There is little planting other land of special historic Square was protected by the Policy Status special protection. As a result existing open space. Such land in the square, which is formally interest.137 The main purpose 1931 Act until 1946.144 Policy protection for green of the designation, the most should not be built on, unless: laid out with grass plots. of this register is to celebrate spaces in Mayfair is currently restrictive green belt policy (a) An assessment has been designed landscapes of note, Planning (Listed Buildings contained in: will be applied to it. Only very undertaken which has clearly Mount Street Gardens are the and to encourage appropriate and Conservation Areas) special circumstances will shown the open space, only gardens to have largely protection. By drawing Act 1990 1.1.7.1.The statutory justify a departure from the buildings or land to be surplus retained their original planting attention to sites in this • All of Mayfair’s green development plan: space’s protection. There to requirements. and design. They were laid out way, the register increases spaces fall within the Mayfair 1.1.7.1.1 the London Plan is high protection given to 1.1.7.11 The loss resulting from in 1889 on the site of the former awareness of their value and Conservation Area. They 1.1.7.1.2 the City Plan existing open space,152 trees,153 the proposed development burial ground to St George’s encourages those who own are specifically referred and the Mayor has established would be replaced by Hanover Square, and today are them, or who otherwise have to as contributing to the 1.1.7.2 The NPPF policy for a network of equivalent or better provision characterised by “memorials” a role in their protection and conservation area, both in green infrastructure, so that in terms of quantity and quality of a quite different type – their future, to treat these terms of heritage, layout, 1.1.7.3 Supplementary green spaces in London are in a suitable location. benches in the memory of the special places with due care. and amenity, within the planning guidance: protected, expanded, and 1.1.7.12 The development is many Americans and others Registration is a material conservation area character 1.1.7.3.1 City of Westminster managed.154 for alternative sports and who have enjoyed the secret consideration in the planning appraisal.145 Any proposal Open Space Strategy SPD 2007 • The City Plan refers to recreational provision, the tranquillity of the gardens over process, meaning that must therefore pay special 1.1.7.3.2 Historic Parks and green space in Mayfair as needs for which clearly the years. planning authorities must attention to the preservation Gardens 1996, and being under “pressure”,155 and outweigh the loss.160 consider the impact of any or enhancement of the as being in an area deficient •As heritage assets, the NPPF Brown Hart Gardens are proposed development on the conservation area.146 1.1.7.4 Emerging policy: in publicly accessible play also deals with the protection perhaps the most unusual landscapes’ special character.138 • Many of the squares contain 1.1.7.4.1 1.1.7.4.1 draft London space and deficient in open of heritage green space from open space in Mayfair. The • Grosvenor Square and listed structures within Plan 2017 space considered suitable for harm and destruction. Due site began life as Duke Street Berkeley Square are both them.147 There is similar 1.1.7.4.2 1.1.7.4.2 draft City Plan informal play.156 To address to their irreplaceability, any Gardens but in 1906, with the Grade II registered.139 protection (as with 2018. this, the City Plan seeks to harm or loss to a heritage green creation of the old Duke Street conservation areas) conferred “protect and enhance” the space should require clear electricity substation, the London Squares on the setting of the listed The statutory Development green spaces in Mayfair.157 It and convincing justification. open space was raised into a Preservation Act 1931 structures, which will, in those Plan is essential to resist the loss Substantial harm to or loss of a terraced garden and planted • The 1931 Act authorises the cases, include the squares • The London Plan seeks of even the smallest open Grade II listed park or garden in an Italianate fashion. The use of protected squares for themselves. to make London a place spaces.158 should be exceptional.161 In architect of the substation, Sir no purposes other than an • Brown Hart Gardens, which “delights the senses” • Certain sites are also cases of substantial harm, the

137 The ability to draw up a register of gardens was originally inserted in to the Historic Buildings and Ancient Monuments Act 1953 by the National Heritage Act 1983 (schedule 4 paragraph 10). 138 See Historic England website, “Registered Parks and Gardens”. 139 List entry numbers 1000807 and 1000516 of Historic England’s Register of Historic Parks and Gardens. 140 1931 Act s.3. 141 Ibid s.3(10). 142 Ibid s.3(11). 143 Ibid Schedule 1. 144 Roosevelt Memorial Act 1946 s.2(2).145 Although the character area appraisal incorrectly identifies “none” as being protected by the 1931 Act.146 LBA 1990 s.72(1), and see in more detail Appendix 5 147 LBA 1990, s.66(1), and see in more detail Appendix 5 148 Within the meaning of the 1990 Act – by virtue of the land being inside the Mayfair Conservation Area (s.211(2)), unless: a) individually the subject of their own Tree Preservation Order; or b) being on a street which falls outside the Mayfair or Regent Street Conservation Area. 149 ‘Trees and the Public Realm – a tree strategy for Westminster’ (WCC 2011). 150 LP policy 7.2. 151 LP para 7.17. 152 LP policy 7.18. 153 LP policy 7.21. 154 LP policy 2.18. 155 CP para 5.53. 156 CP figure 47, p.135. 157 CP policy S35. 158 CP policy S35 and reasoned justification p.136.159 CP policy S36. 160 NPPF 74. 161 NPPF 132. proposal should be refused;162 spaces in Mayfair. Instead • There are three listed on to it. • Both events involve the APPENDIX 6 81 where less than substantial of existing Policy S35 which structures in the Square: the • The Square is currently erection of fixed structure Green Spaces harm will be caused, the harm just refers to “[p]rotecting Eagle Squadron Memorial circumnavigated by busy marquees over the northern Policy Context should be weighed against all open spaces”, new policy (Grade II);171 Statue of traffic running clockwise. It is half of the square, which the public benefits of the will, when adopted, require President Roosevelt (Grade hard to access the square on in 2016 covered and rested Existing Policy Status proposal.163 the Council to “protect and II);172 and the Police Public foot, and the pedestrian access upon the northern part of the The Statutory Development • The NPPF encourages enhance” Westminster’s Call Box to the north-east points around the square do Grade II listed pump house Plan plans to include the ability for open spaces, to secure and of the square (Grade II).173 A not align with the pedestrian and shelter in the centre of the green spaces to be designated maximise their environmental number of the surrounding crossings. There is an square. London Plan Appendices as Local Green Spaces. The social economic and amenity properties facing the square opportunity to pedestrianise • The events cause substantial Four of the six objectives for criteria for doing so are as value.167 Development will only are also listed, including most parts of the periphery of disruption to the public’s London set out in the London follows: be permitted in certain highly notably the United States of the square. This will enable enjoyment of the square with Plan are directly relevant • Where the green space is in regularised circumstances. 168 America Embassy174 on the significant pedestrian public poor levels of remediation, to green infrastructure. reasonably close proximity to Detrimental impact caused west side. realm improvements, and particularly the condition of The London Plan defines the community it serves. on any green infrastructure • The surrounding traffic enhance accessibility. the grass in the winter months. green infrastructure as an • Where the green area is by development must be arrangements require • The quality of the walkways There is an apparent failure overarching term for a number demonstrably special to the mitigated. 169 attention – it is not and grass in the square often of the commercial events to of elements such as parks, local community and holds a Of particular concern to straightforward to access the need attention. It has a scruffy restore the square after the street trees, green roofs, that particular local significance, the Forum in relation to the square, particularly in the two appearance which is out of events have finished. go to make up a functional for example, because of its gardens, squares and green eastern corners. The west keeping with its status as a network of green spaces beauty, historic significance spaces in Mayfair, emerging side of the square is due to be protected garden square. Hanover Square and green features. Green recreation value (including as WCC policy describes the reopened to traffic once the • Berkeley Square is the • Hanover Square is an infrastructure delivers many a playing field), tranquillity or importance of temporary development of the American Mayfair square most affected invaluable green space, lying benefits in addition to having richness of its wildlife. events in the public realm. Embassy building has been by the introduction of just south of Oxford Street and a positive effect on climate • Where the green area They will be supported where completed. 175 commercial events. There east of Regent Street, which change, examples being concerned is local in character they “benefit the city, its people are currently planning provides much-needed respite protecting and enhancing and is not an extensive tract of and enterprises.” 170 Berkeley Square permissions for the annual from these busy and bustling biodiversity, including land.164 • The Forum does not support • Berkeley Square is in the Glamour Awards and London retail streets. It will see great mitigation of new development, policy where it is in conflict heart of Mayfair and is a Real Estate Forum in June change following the new promoting walking and cycling, Supplementary Guidance with the 1931 Act unless it significant and highly valued and the LAPADA and PAD public realm improvements and increasing recreational • WCC have set a strategy complies with policy MGS2. green space for the local art and antiques fairs in in advance of the opening of opportunities, access to and of protecting green space, community, particularly those September and October. Both Crossrail in 2018. enjoyment of open space.180 All enhancing quality and Existing Conditions who work and reside in close of these have been granted of which are key objective of attractiveness, improving Grosvenor Square proximity to it. in perpetuity: conditions Mount Street Gardens the Plan. access, and working with •Grosvenor Square lies at • Recently the Square has on the permissions set out • These gardens are an oasis of communities to achieve the the heart of the Grosvenor lacked investment. dates for the 2017 events, peace and tranquillity hidden Development proposals aims of the overall strategy.165 Mayfair Estate. It is currently • There are two listed and the dates of the events in away from the main streets. should incorporate green Some of the ways to achieve in a fair condition with limited buildings, both of which are in future years must be agreed They have a vibrancy with the infrastructure and plan for this will be seeking appropriate amenity and poor quality need of repair and restoration: with WCC. 178 Whilst it is school, and are often used as an nature from the beginning contributions and applying hard and soft landscaping. It the Statue of Woman of recognised that planning informal play and recreation of the design process.181 The CIL receipts, together with hosts the annual “Summer Samaria permission is not required space. Mayor is seeking at least a provision through s.106 in the Square” event, held by (Grade II)176 in the south of for all events in the square, 179 • Mount Street Gardens 5% increase in the amount of agreements, planning briefs Grosvenor and open to all. the Square; and the former event policy MGS2 seeks to is a Site of Importance for surface green area in the CAZ and area action plans.166 At all other times it is open Pump House in the centre address the cumulative impact Nature Conservation of Local by 2030 and an additional Emerging Policy to the public for use and is a (Grade II).177 The Square is of significant annual events Importance. two million trees in London • Emerging policy increases significant green space used by surrounded by a large number currently being held in the by 2025.182 Trees should protection and focus on green the local community. of listed buildings which face square. be protected, maintained

162 NPPF 133. 163 NPPF 134. 164 Where the tests in paragraph 77 of the NPPF are met. 165 ‘City of Westminster Open Space Strategy’ (WCC February 2007). 166 Ibid pp.26-7. 167 Draft CP policy 35A. 168 Draft CP policy 35C. 169 Draft CP policy 35D. 170 Draft CP policy 17E. 171 Historic England list entry number 1430215.172 Historic England list entry number 1066737. 173 Historic England list entry number 1237489. 174 Historic England list entry number 1393496. 175 There are emerging proposals for the redevelopment of the American Embassy (16/06423/FULL & 16/06463/LBC) to the west of Grosvenor Square, which include public realm enhancements to this side of the Square. 176 Historic England list entry number 1066430. 177 Historic England list entry number 1357211. 178 See WCC planning permissions reference 16/00870/FUL and 16/01776/FUL. 179 See the GPDO Schedule 2, Part 4, Class B – planning permission is not required for events last less than 28 days in total in one calendar year. 180 London Plan Policy Policy 2.18 and para 2.88 181 London Plan Policy 5.10 & 7.19 182 London Plan Policy 5.10 and enhanced and where through the planning APPENDIX 7 Public Realm 82 appropriate the planting of new system, where possible.186 Destination of objectives to policies tress should be included in new Opportunities to incorporate OB10 Ensure the public realm around MPR in this plan licensed premises works well for MR3 development. Existing trees biodiversity in and around everyone. of value should be retained developments are encouraged and any loss of trees should be and developments which Objective OB11 Improve Mayfair for pedestrians MPR replaces following the principle have the primary objective of Number Objective Plan reference and cyclists. MGS 183 MR3 of “right place, right tree”. enhancing biodiversity should Housing MPL1 187 be permitted. Appendices OB1 Reduce the number of empty Not taken forward. City Plan Public Space homes in Mayfair. Support for green Supplementary Guidance OB12 Improve amenity in public MGS1 infrastructure is currently set WCC’s “Trees and the Public OB2 Ensure a balanced range of Not taken forward. squares by reducing commercial MGS2 out within the City Plan and Realm” SPG188 actively seeks housing in value and size in events, facilitating cultural the contribution that urban to enhance the number of trees Mayfair, open to a broad range and community activities and of incomes. greening can make towards within Westminster, as well increasing public access and usability. this is acknowledged.184 The as protecting, and replacing Land Use OB13 Improve pedestrian access to MPR City Plan recognises that where necessary, the existing OB3 Support and enhance MR1 the squares. MGS2 the built environment is an tree stock. Mayfair, however, established clusters of specialist MR6 important habitat, and that is highlighted as an area where uses or character that reflect MSC Sustainability whilst there is little wildlife caution should be exercised Mayfair’s heritage MSM OB14 All new development in MD within Westminster, the in tree planting, largely due to OB4 Support and enhance Mayfair as MR1 Mayfair should seek to MES opportunities to improve constraints in the townscape, London’s leading destination for MR6 achieve exemplary sustainable biodiversity on the available such as pavement widths, high quality retail, art galleries, standards. built form surfaces are great. notable historic buildings, or restaurants and hotels. OB15 Encourage the greening of MGI other historic sensitivities, OB5 Recognise the importance and MR1 Mayfair through a Green Protection of existing as well as the constraints of value of Mayfair’s local amenity Infrastructure Audit to bioiversity is already provided underground services. shops and support and maintain encourage green walls, green for185 within Westminster their presence. roofs and street planting. and development proposals OB6 Encourage retention of existing MC Traffic within Areas of Wildlife and the provision of new offices, Deficiency are required to protect against net loss of OB16 Reduce the impact of traffic. MPR MPL1 to enhance biodiversity. office floorspace in Mayfair. However, the Forum believes OB7 Enhance and promote non- MSC that development across retail community services and OB17 There should be no net loss of Not taken forward. Mayfair, not just within amenities. visitor, resident or commercial parking spaces in Mayfair. the limited areas identified OB8 Support, enhance and grow MSC by Westminster, should cultural assets. contribute to biodiversity and proposals should seek OB9 Focus the night-time economy MRU1 away from residential areas. MRU3 to demonstrate how urban greening has been incorporated into any new development.

NPPF The NPPF seeks to minimise impacts on biodiversity and to secure net gains in biodiversity

183 London Plan Policy 7.21 and see also London Tree and Woodland Framework GLA 2005 184 See paragraphs 5.59 to 5.62 City Plan 185 Policy S38 City Plan 186 NPPF 109 187 NPPF 118 188 Adopted 6 September 2011 Architecture 83 OB18 All new buildings and the MD refurbishment of existing buildings should enhance the special character of Mayfair. OB19 Ensure that where they are MD subject to change, that all MR5 ground-floor commercial

frontages, including shopfronts, Appendices signage, external lighting and outdoor furniture, complement and enhance the character of the building and the street. Neighbourhood Management OB20 Co-ordinate waste management Part III, Section to reduce vehicle movements 7: Neighbourhood and noise. Management. OB21 Promote district and building Part III, Section waste solutions that reduce 7: Neighbourhood or avoid the need for vehicle Management. movements. OB22 Protect existing and future MRU1 residents from the impact of the MRU3 night time economy and seek to Part III, Section limit the impact of other noise 7: Neighbourhood nuisance. Management OB23 Encourage measures to improve MES air quality. OB24 To create a safe and nuisance- MPR free environment for everyone. Part III, Section 7: Neighbourhood Management. MAYFAIR NEIGHBOURHOOD PLAN 2018—2038